HomeMy WebLinkAboutExhibit C Application.820 E Cooper AveCity of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
820 E Cooper Ave
Aspen, CO
81611
273718228005
432a East Hyman Ave Aspen CO 81611
Zone 4 Architects, LLC / Colleen Loughlin
970.429.8470 colleen@zone4architects.com
820 East Cooper Ave.
X
X
820 E Cooper Ave Aspen, CO 81611
820 East Cooper Ave.
970.987.4633 lauren.bullard@gmail.com
The proposal adds approximately 46 s.f. to an existing non-historic room. There will be new Trespa siding,
new door and 2 windows, as well as a new roof. The new roof will have a material to match the historic
resource. The front door will return to its historic condition and be made smaller by approximately 4".
The existing historic residence has an existing non-historic addition which contains a mudroom. The existing
historic resource is to remain and has an exterior wood deck.
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
X
X
X
X
City of Aspen Community Development Department
Aspen Hi.5tcric Preservation land Use Packet
Agreement to Pair Application Fees
An agreement between the City of Aspen 'City") and
Property [a.0 6"k`[C-Y Phone M1)_:
Owner [Y11! Email- L t Y tit Jet A V G
Address of O
property
(Subject of 5 -r } C0 } IO k k
Billing- oe.►'
Address: {send bills here As , Co I (a [ i
I . C ayll
I understand that the City has adopted, via ordinance No-, Series of 2011. review fees for Land Use applications and payment of
Lhese fees is a Condition precedent to determining application rompleteness. I understand that a the prGperty Ow,ler that I!
am responsible for paying all fees For this development application.
Far Nat fees and referral fees: I agree to pay tite f43114wing fees for the services indirated- I understand that these flat fees are
non-refundabl2-
$ A flat fee for N/A -_ S flat fee far
$ flat fee for
$ flat fee for.
For Peposi t cases only: Th a City and I u nd2r sta nd that because of the size, nature or scope of the proposed project, iL is not
possible as t4ras time to know the full extent or total costs involved in pro-cessing the application,
t 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 infw nation to enable legally FeClUired findings to be
made for pmjert considieratlon, unless invoices are paid i n f ul L
The City and E u nderstand and agree that invoices ma it ed by the City to the above listed billi ng add ress a n d not returned to the
City shall be ronsidered by the City as being received by me. I agree to remit payment within 31) days of presentation of an
invoice bythe City For such services.
I have read, uRcrersiaodr and agree to the Land Use Review Fee Policy inducting cansegirentes for no -payment. I agree to pay
the following initial deposit amou nts far .he specified hours of staff ti me. I understand that payme nt of a de posit does not
render and application complete or compliant with approva I rriteria- IF actua I recorded Costs exceed the initial deposit, I agree
i a pay add i lion@ l monthly bi lli ngs to the City to reim burs* t h e City for tltc processing of my applicati on at the hour€y rates
hereinafter stated-
$ 11300 deposit for . hours of [oromunity Development ❑ e parement staff time. Additional time
a bosre the deposit amount will be billed at $ 923-00 per hour-
$ - A deposit far f"J 4 hours of Engineering Department staff time. AddkiondE time above the
deposit amount will be billed at $325,44 per hour.
City of Aspen: Property Owner: .
Jessica Garrow, AICP
Community Development Director
City Use:
Peas IDLFe: $_deceived $
Name: L �+
Ok lrt Y—f�.� � , iCk V
Title:
City of Aspen I I3,O 5. Galena Street, I f97f}} 920 5090 Historic Land Use Appl ic3rtion Requi rements, Updated: March 2016
July 09. 2020
Aspen Community Development
130 South Galena Street. •d Floor
Aspen: CO 81611
RE: 820 East Cooper Ave — Lot N, Block 32
To Whom it May Concern;
Zone 4 Architects has the authorization of Lauren Bullard, the property Owner, to meet
with Aspen officials as well as submit any required land use applications: permit.
applications, and change orders for the sole purpose of replacing the existing front door
and enlarge the existing non -historic addition towards the rear of the property currently
designated by the address 820 East COOpeFAvenue, Aspen Colorado and having a
Parcel ID # 273718228005.
Sincerely,
Lauren Bullard, Owner
ADDRESS: 820 E_ Cooper Ave Aspen, CO81611 PERMIT NUfV.8ER:
COMMUNITY DEVELOPMENT DEPARTMENT
HOMEOWNER ASSOCIATION COMPLIANCE FORM T.:zC7,- ,��
All appkations for a building permit within the City of Aspen are required to include a certification of compliance
with applicable covenants and homeowner association policies. The certification must be signed by the property
owner or attorney representi ng the property owner. The following certification shall accornpany the a pplicatian
for a permit.
ADDR ss 820 E_ Cooper Ave Aspen, co 81611 unrF N PARCEL I) iv 273 718005
I, the property owner, certify as follows. (pick one)
M This property is not subject to a homeowners association or othor farm of private covenant_
p This property is subject to a homeowners association or private covenant and the improvements
proposed in this build i n g perm it do not require approval by the homeowners association or covenant
beneficiary.
0 This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit have been approved by the homeowners association or covenant beneficiary.
understand the City of Aspen does not i nterpret, 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��,i-k'�
Owner Printed Name LOLr&r ICA,.` ,i l l
OR
Owner's Attorney Signature
Owner's Attorney Printed Name
Date
Date
CITY OF A PENJanuarf2gA 130 S. GALENA ST I ASPEN CO 81611
ALTA Commitment For Title Insurance
AUTHORIZED AGENT:
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE. 3
RD
FLOOR
ASPEN, COLORADO 81611
970-925-1766-PHONE
970-925-6527-FAX
877-217-3158-TOLL FREE
E-MAIL ADDRESS:
TITLE MATTERS: CLOSING MATTERS:
Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net)
Joy Higens - (joy@sopris.net)
Issued By
Home Office:
875 Concourse Parkway South, Suite 200
Maitland, FL 32751
Telephone (407) 629-5842
ALTA Commitment Form (6-17-06)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration,
hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the
land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with
the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy
or policies committed for have been inserted in Schedule A hereof by the Company.
All liability and obligations under this Commitment shall cease and terminate within six (6) months after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws
on the date shown in Schedule A.
Issued By: WESTCOR LAND TITLE INSURANCE COMPANY
Countersigned:
Authorized Signature
CO 1045 * *
Pitkin County Title, Inc.
601 E. Hopkins #3
Aspen, CO 81611
CONDITIONS AND STIPULATIONS
1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument.
2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or
other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than
those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to
the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall
disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any
such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend
Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from
liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such
parties included under the definition of Insured in the form of policy or policies committed for and only for
actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements
hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest
or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated
in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions
and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a
part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a
report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have
or may bring against the Company arising out of the status of the title to the estate or interest or the status of
the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of
this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: August 3, 2020 at 8:00 AM Case No. PCT25546W
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
(b) ALTA Loan Policy-(8/1/2016) Amount$ 200,000.00
Premium$ 760.00
Proposed Insured: Rate: Standard
ALPINE BANK, A COLORADO BANKING CORPORATION, ITS SUCCESSORS AND/OR ASSIGNS
(c) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
LAUREN E. BULLARD
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT P,
BLOCK 111,
CITY AND TOWNSITE OF ASPEN.
PITKIN COUNTY TITLE, INC. Schedule A-PG.1
601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid
970-925-1766 Phone/970-925-6527 Fax unless the Insuring
877-217-3158 Toll Free Provisions and Schedules
A and B are attached.
AUTHORIZED AGENT
Countersigned:
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record to-wit:
1. Deed of Trust from : LAUREN E. BULLARD
to the Public Trustee of the County of PITKIN
for the use of : THE LENDER TO BE INSURED HEREUNDER
to secure : $200,000.00
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded March 6, 1888 in
Book 59 at Page 372 providing as follows: "That no title shall be hereby acquired to any mine of gold,
silver, cinnabar or copper or to any valid mining claim or possession held under existing laws".
8. Reservations of mineral rights as set forth in deed recorded May 19, 1891 in Book 93 at Page 56.
9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and
Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216.
10. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 51, Series of 1995
by Aspen City Council recorded May 15, 1996 as Reception No. 392716.
11. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded October 9, 2012 as Reception No. 592926 as Resolution No. 22,
Series of 2012.
ENDORSEMENT SCHEDULE FOR LENDERS POLICY
FILE NO: PCT25546W
BORROWER: LAUREN E. BULLARD
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced
above:
Form: $
Form: $
Form: $
Form: $
Form: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
PITKIN COUNTY TITLE, INC.
Disclosures
Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND
MORTGAGE POLICY TO BE ISSUED HEREUNDER)
All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a
left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that
does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a
Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or
until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such
services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S.
38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate,
or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a
third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate
may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the
disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each
taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding
special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and
Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents
resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or
recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be
issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or
repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium
and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or
repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial
information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision
and approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction
as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless
the above conditions are fully satisfied
NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either
the Insured or the Company. Upon request, the Company will provide a copy of this clause and the
accompanying arbitration rules prior to the closing of the transaction.
NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be
insured hereunder is in fact a construction loan, any coverage given under the final policy regarding
mechanic or materialmen's liens shall be deemed void and of no effect.
Pitkin County Title, Inc.
Privacy Policy
We collect nonpublic information about you from the following sources:
• Information we receive from you, such as your name, address, telephone
number, or social security number;
• Information about your transactions with us, our affiliates, or others. We
receive this information from your lender, attorney, real estate broker, etc.; and
Information from public records
We do not disclose any nonpublic personal information about our customers or former
customers to anyone, except as permitted by law.
We restrict access to nonpublic personal information about you to those employees
who need to know that information to provide the products or services requested by
you or your lender.
We maintain physical, electronic, and procedural safeguards that company with
appropriate federal and state regulations.
Notice of Privacy Policy
of
Westcor Land Title Insurance Company
Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of
personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will
ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes
to safeguard that information.
Who is Covered
We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this
means that the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic
personal information directly from the customer, from customer-related transactions, or from third parties such as our title
insurance agents, lenders, appraisers, surveyors or other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform
their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims
administration and accounting.
Information Sharing
Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing
agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the
consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a
joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as
WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share
information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud.
Information Security
WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and
has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural
safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com.
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PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 8910 354 425
REFERENCE:PCT25546W/LAUREN E. BULLARD
August 12, 2020
HAND DELIVERY
Sarah Yoon, Historic Preservation Planner
City of Aspen Community Development Department
130 S. Galena Street
Aspen, CO 81611
Re: 820 East Cooper Ave.
Pre-Application Summary
Dear Sarah:
On behalf of CWG Holdings, LLC (Applicant), Zone 4 Architects would like to present an
application to consider a Minor Development Review for the purposes of remodeling an existing
home located at 820 East Cooper Avenue. The property is currently a landmarked historic site.
In this application, the Applicant is proposing to replace the existing front door and enlarge the
existing non-historic addition towards the rear of the property. There will be a new light fixture on
the front façade of the home in accordance with HPC Design Guidelines that will also meet COA
Dark sky requirements.
Additionally, there are proposed landscape changes that do not affect the architecture of the
existing structure. The existing deck is removed and the existing concrete walk in the rear yard is
proposed to be removed. The applicant has coordinated their design efforts with the City
Forester, and proposes to remove tree #14 on the survey to accomplish two HPC design
guidelines. First, the walkway will be realigned to its original historic perpendicular alignment off
the public sidewalk to the front door. Secondly, a stately tree will be added in the ROW to replace
the removal of the existing tree. The applicant intends to plant either a Sienna Glen or Marmo
Freeman Maple as recommended by the Aspen Street Tree List. The historical resource will be
highlighted by this vegetation change, and will add to the historic fabric of its neighborhood.
As seen in the Landscape Plan diagram:
• the east side yard will have small diameter decorative river cobble;
• the north (rear) walkway is shifting its alignment and will be porous brick pavers;
• porous brick pavers will be used as hardscape in the rear yard, wrap around the west
side yard to connect to the front (south) entry;
• existing parking gravel is to remain;
• grass for planting, trees, shrubs, and flowers will infill the new hardscape zones
Per the pre-application summary, this application is subject to the following provisions of the City
of Aspen Land Use Code. Individual responses to these sections will follow.
▪ 26.304: Common Development Review Procedures
▪ 26.415.070.C: Development involving designated historic property, or property within a
_________________historic district, Certificate of Appropriateness for a minor development
▪ 26.470: Growth Management Quota System (GMQS)
▪ 26.575.020: Measuring Setbacks
▪ 26.710.090: Residential Multi-Family (RMF)
Responses to Review Criteria:
▪ 26.304: Common Development Review Procedures
▪ Pre-application conference between the applicant and Amy Simon, of the
Community Development Department, occurred to discuss the project scope and
goals.
▪ The applicant intends to comply with all requirements under section 26.304
including the following:
• Application fees will be paid upon submittal of each step of the application;
• Compliance with the City of Aspen Charter and the Land Use Code;
• Application will undergo review of applicable Decision-making bodies
▪ 26.415.070.C: Development involving designated historic property, or property within a
historic district, Certificate of Appropriateness for a minor development
1. The review and decision on the issuance of a certificate of appropriateness for minor
development shall begin with a determination by the Community Development Director that
the proposed project constitutes a minor development. Minor development work includes:
a) Expansion or erection of a structure wherein the increase of the floor area of the structure
is two hundred and fifty (250) square feet or less or;
▪ 26.415.070.C.1.a: The proposed project will increase the floor area by
approximately 77 s.f.
b) Alterations to a building façade, windows, doors, roof planes or material, exterior wall
materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or
fewer elements are affected and the work does not qualify for a certificate of no negative
effect or;
▪ 26.415.070.C.1.b: The front door will be restored to the historic width of 32”,
minimizing the size of the existing front door. The door trim will match the character
of the existing historic window trim.
c) Erection or installation of a combination or multiples of awning, canopies, mechanical
equipment, fencing, signs, accessory features and other attachments to designated properties
such that the cumulative impact does not allow for the issuance of a certificate of no
negative effect or;
▪ 26.415.070.C.1.c: No awnings, canopies, mechanical equipment, fencing, signs, or
accessory features and other attachments to the designated property are proposed.
d) Alterations that are made to non-historic portions of a designated historic property that do
not qualify for a certificate of no negative effect;
▪ 26.415.070.C.1.d: The non-historic addition on the rear of the house will be
expanded by approximately 77 s.f. with new windows which does not qualify the
proposal from a certificate of no negative effect.
e) The erection of street furniture, signs, public art and other visible improvements within
designated historic districts of a magnitude or in numbers such that the cumulative impact
does not allow for the issuance of a certificate of no negative effect.
▪ 26.415.070.C.1.e: No street furniture, signs, public art and other visible
improvements are proposed.
2. An application for minor development shall include the following:
a) The general application information required in Section 26.304.030.
▪ 26.415.070.C.2.a: The application will comply with code section 26.304.030.
b) Scaled elevations and/or drawings of the proposed work and its relationship to the
designated historic buildings, structures, sites and features within its vicinity.
▪ 26.415.070.C.2.b: The application includes ¼”:1’-0” elevations and plans depicting
its relationship to the designated historic house.
c) An accurate representation of all building materials and finishes to be used in the
development.
▪ 26.415.070.C.2.c: Elevations and renderings depict the exterior materials and
finishes to be used. The existing finish materials are not proposed to change from
the existing condition. The existing siding and trim is proposed to be repainted. The
expanded non-historic addition will have vertical Trespa siding with roof finish
material to match the historic roof.
d) Photographs and other exhibits, as needed, to accurately depict location, extent and design
of proposed work.
▪ 26.415.070.C.2.d: Photograph exhibits show the lot for redevelopment as well as
the surrounding neighborhood context. A site plan and vicinity map locate the
property in the larger context of downtown Aspen.
e) 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.
▪ 26.415.070.C.2.e: The proposed development is not changing or modifying any of
the existing exterior except for the requested Entry door change and the window
replacements at the addition, which is located on a non-street facing facade. Due to
the nature of the work, this application is exempt from RDS per code section
26.410.010.C.4.
▪ 26.470: Growth Management Quota System (GMQS)
Sec. 26.470.010.-Purpose
The purposes of this Chapter are to: (a) implement the goals and policies for the City and the
Aspen Area Community Plan; (b) ensure that new growth occurs in an orderly and efficient
manner in the City; (c) ensure sufficient public facilities are present to accommodate new
growth and development; (d) ensure that new growth and development is designed and
constructed to maintain the character and ambia nce of the City; (e) ensure the presence of an
adequate supply of affordable housing, businesses and events that serve the local, permanent
community and the area's tourist base; (f) ensure that growth does not overextend the
community's ability to provide support services, including employee housing, traffic control and
parking; and (g) ensure that the resulting employees generated and impacts created by
development and redevelopment are mitigated by said development and redevelopment.
▪ The application complies with the purposes of Sec. 26.470.010.
Sec. 26.470.020.-Terminology
▪ Not applicable.
Sec. 26.470.030.-Applicability and prohibitions
This Chapter shall apply to all development in the City unless exempted in section
26.470.070, Exempt Development .
(a)Number of development applications. No more than one (1) application for growth
management allotments on any one (1) parcel shall be considered concurrently. To submit a
new application, any active growth management application for the same property must be
vacated.
▪ The application only has one development application in consideration.
▪ Sub-sections (b)-(i) are not applicable and the text is omitted for clarity of the
application.
Sec. 26.470.040.-Allotment Procedures
▪ Not applicable. Code section text is omitted for clarity of the application.
Sec. 26.470.050.-Calculations
▪ Sub-sections (a)-(d) are not applicable and the text is omitted for clarity of the
application.
(e)Employee housing fee -in-lieu payment. Whenever a project provides employee housing via a
fee-in-lieu payment, in part or in total, the amount of the payment shall be based upon the
following (fee-in-lieu is only allowed for Categories 1 —4, Categories 5—7 is calculated only for
use in the Housing Certificates Program):
▪ The proposed addition generates approximately 0.012 employees (77s.f. x 0.16
employees generated/1,000 s.f.). This cash-in-lieu value is approximately $4,111.19
(0.012 x $342,599)
▪ Sub-sections (f)-(g) are not applicable and the text is omitted for clarity of the
application.
Sec. 26.470.060.-Procedures for Review
A development application for growth management shall be reviewed pursuant to the following
procedures and standards and the Common Development Review Procedures set forth
at Chapter 26.304. According to the type of allotments requested, the following steps are
necessary. A development proposal may fall into multiple categories and therefore have multiple
processes and standards to adhere to and meet. An application for growth management may be
submitted to the Community Development Director on any date of the year.
(a)Administrative Applications. The Community Development Director shall approve,
approve with conditions or deny the applica tion, based on the applicable standards of
review in Section 26.470.090, Administrative applications.
▪ Not applicable.
(b)Planning and Zoning Commission Applications. The Planning and Zoning
Commission, during a duly noticed public hearing, shall review a recommendation
from the Community Development Director and shall approve, approve with conditions,
or deny the application, based on the standards of review in Section 26.470.100,
Planning and Zoning Commission Applica tions, and Section 26.470.080 , General
Review Standards. This requires a one -step process as follows:
▪ This application is subject to a hearing before the HPC Commission due to the
request to increase the existing floor area. The proposed minor development is an
existing detached residential dwelling which is entitled to 100% of the allowable
FAR of an equivalent sized lot located in the R-6 Zone District. This property is
entitled to 2,400 square feet of FAR.
Step One - Public Hearing before the Planning and Zoning Commission or Historic
Preservation Commission.
▪ Not applicable.
Step One - Public Hearing before the Planning and Zoning Commission or Historic
Preservation Commission.
Step Two - Public Hearing before City Council
▪ Not applicable.
Sec. 26.470.070.-Exempt Development
The following types of development shall be exempt from the provisions of this Chapter.
Development exempt from growth management shall not be considered exempt from other
chapters of the Land Use Code. Where applicable, exemptions are cumulative.
(a)Remodeling or redevelopment of existing single -family and duplex residential
development. The remodeling or redevelopment of existing single -family and duplex residential
properties shall be exempt from growth management provided that no additional Floor Area is
added to the property. When an expansion of Floor Area occurs, see Section 26.470.060,
subsections (a) and (b). Existing, prior to demolition, Floor Area shall be documented by the
City Zoning Officer prior to demolition.
▪ The proposed minor development proposes to increase the existing floor area.
▪ Sub-sections (b),(d)-(j) are not applicable and the text is omitted for clarity of the
application.
(c)Remodeling or expansion of existing multi-family residential development. The remodeling of
existing multi -family residential dwellings shall be exempt from growth management provided
that no additional Floor Area is added to the property and provided demolition of a unit or
structure does n ot occur. When an expansion of Floor Area occurs, see Section 26.470.060,
subsection (b). When demolition occurs, s ee Paragraph 26.470.070(e), Remodeling of existing
commercial development. (Also see definition of demolition, Section 26.104.100.)
▪ The proposed minor development proposes to increase the existing floor area.
Sec. 26.470.080.-General Review Standards
• Sub-sections (a,c) are not applicable and the text is omitted for clarity of the
application
(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 complies with the limitations, zone district, and previous
approvals.
▪ Sub-sections (d) Affordable Housing Mitigation is not applicable and the text is
omitted for clarity of the application.
Sec. 26.470.090.-Administrative applications
The following types of development shall be approved, approved with conditions or denied by the
Community Development Director, pursuant to Section 26.470.060, Procedures for Review, and
the criteria described below. Except as noted, all administrative gro wth management approvals
shall not be deducted from the annual development allotments. All approvals apply cumulatively.
▪ Rolled into the minor review for the HPC application.26.470.090.3.c. is used for
calculating the GMQS fee.
(3)Affordable housing mitiga tion requirements for the types of free -market residential
development described above shall be as follows. The applicant shall have four (4) options:
c.Providing a fee-in-lieu payment or extinguishing a Certificate of Affordable Housing Credit in a
full-time-equivalent (FTE) amount based on the following schedule:
Affordable housing mitigation must be provided at a Category 2 (or lower) rate.
Certificates must be extinguished pursuant to the procedures of Chapter 26.540,
Certificates of Affordable Housing Credit. Fee -in-lieu rates shall be those stated
in Section 26.470.100—Calculations; Employee Generation and Mitigation, in effect
on the date of application acceptance. Providing a fee -in-lieu payment in excess of
.10 FTE shall require City Council approval, pursuant to Section 26.470.110 (c).
Sec. 26.470.100.-Planning and Zoning Commission applications
▪ Sub-sections 26.470.100 are not applicable and the text is omitted for clarity of the
application.
Sec. 26.470.110.-City Council Applications
The following types of development shall be approved, approved with conditions or denied by the
City Council, 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, all City
Council growth management approvals shall be deducted from the respective annual
development allotments.
▪ Not applicable. (all sub-sections; text is omitted for clarity of the application)
Sec. 26.470.120.-Yearly Growth Management accounting procedures
▪ Not applicable.
Sec. 26.470.130.-Application contents
Applications for growth management shall include the following:
(a)The general application information required in Common development review
procedures, Chapter 26.304.
(b)A site-improvement survey meeting the requirements of Title 29, Engineering Design
Standards.
▪ The application has a certified survey meeting the requirements set forth by the City
of Aspen’s Engineering Department.
(c)A description of the project and the number and type of the requested growth management
allotments.
▪ The project is a historically designated miner’s cottage on a 3,000 s.f. lot in the RMF
zone. The applicant seeks to replace the front door and enlarge the existing non-
historic addition at the back of the lot. The project generates approximately 0.012
FTE’s.
(d)A detailed description and site plan of the proposed development, including proposed land
uses, densities, natural features, traffic and pedestrian circulation, off-street parking, open
space areas, infrastructure improvements, site drainage and any associated off -site
improvements.
▪ Not applicable. The existing site will not affect any public areas, parking, natural
features, traffic, densities, or land uses.
(e)A description of the proposed affordable housing and how it provides adequate mitigation for
the project and conforms to the Aspen/Pitkin County Housing Authority Guidelines.
▪ Not applicable.
(f)A statement specifying the public facilities that will be needed to accommodate the proposed
development, proposed infrastructure improvements and the specific assurances that will be
made to ensure that the public facilities will be available to accommodate the proposed
development.
▪ Not applicable.
(g)A written response to each of the review criteria for the particular review requested.
▪ Answers to the applicable code sections are included in this document.
(h)Copies of required approvals from the Planning and Zoning Commission, Historic
Preservation Commission and the City Council, as necessary.
( Ord. No. 23-2017 ; Ord. No. 12-2019 )
Sec. 26.470.140.-Reconstruction limitations
▪ Subsections a, c-e are not applicable. Text omitted for clarity.
(b)Applicants shall verify existing conditions prior to demolition with the City Zoning Officer in
order to document reconstruction rights.
▪ The general contractor will verify existing conditions prior to demolition.
Sec. 26.470.150.-Amendment of a growth management development order
▪ Not applicable. (all sub-sections below)
Sec. 26.470.160.-Appeals
▪ Not applicable. Text omitted for clarity of application.
▪ 26.575.020: Calculations and Measurements
(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. The method for calculating a parcel's Net Lot Area is as follows:
(d)Measuring Floor Area. In measuring floor areas for floor area ratio and allowable floor area, the
following applies:
(1)General. Floor area shall be attributed to the lot or parcel upon which it is developed. In
measuring a building for the purposes of calculati ng floor area ratio and allowable floor area,
there shall be included all areas within the surrounding exterior walls of the building. When
measuring from the exterior walls, the measurement shall be taken from the exterior face of
framing, exterior face of structural block, exterior face of straw bale, 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 treatment s such as
stone, stucco, bricks, shingles, clapboards or other similar exterior veneer treatments.
▪ The area calculations are measured from outside face of exterior framing.
(2)Vertical circulation. When calculating vertical circulation, the circulation element shall be
counted as follows:
a.For stairs and elevators, the area of the feature shall be projected down and counted on the
lower of the two (2) levels connected by the element and not counted as Floor Area on the top -
most interior floor served by the element.
▪ The area calculations include the stairs on the lower-most floor levels, and exempt that area
from the upper-most floor.
▪ Subsections b-c are not applicable. Text omitted for clarity.
(3)Attic Space and Crawl Space. Unfinished and uninhabitable space between the ceiling joists
and roof rafters of a structure or between the ground and floor framing which is accessible only
as a matter of necessity is exempt from the calculation of Floor Area as described below. Drop
ceilings are not included in the height measurement for crawl spaces.
▪ Crawl spaces that meet the following are exempt from Floor Area calculations:
a.Five (5) feet six (6) inches or less in height measured between the hard floor structure and
floor framing; and
b.Accessible only through an interior floor hatch, exterior access panel, or similar feature; and
c.Are the minimum height and size reasonably neces sary for the mechanical equipment.
▪ The existing slab-on-grade space below the existing main floor is exempt from floor area
calculations as it meets all three of these requirements and doesn’t house any mechanical
equipment.
▪ Attic space that is convenientl y accessible and is either habitable or can be made habitable shall be
counted in the calculation of Floor Area.
▪ Areas of an attic level with thirty (30) vertical inches or less between the finished floor level and
the finished ceiling shall be exempt, regardless of how that space is accessed or used.
▪ The existing lofted upper level has areas on both the east and west which meet this code
section. The existing ceiling slopes at a pitch where the finish floor meets the ceiling at floor
level. The area calculations reflect the reduction in floor area calculations.
(4)Decks, Balconies, Loggias, Gazebos, Trellis, Exterior Stairways, and non -Street-facing
porches.
▪ The existing front patio is to remain and is under the allowable 15% on the site.
▪ Subsections 4.c-f, 5-15 are not applicable. Text omitted for clarity.
(e)Measuring Setbacks.
(2)Determining Front, Rear, and Side Yards.
▪ Refer to Survey with setbacks.
(3)Determining required setbacks adjacent to streets or rights -of-way.
▪ Refer to Survey with setbacks.
▪ Subsections (4), (5.a-o) are not applicable. Text is omitted for clarity.
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 reces sed 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.
▪ Existing fencing is to remain.
▪ Subsections (5.q-t) are not applicable. Text is omitted for clarity.
(f)Measuring Building Heights.
▪ Subsections (F.2.a,d,f-h) are not applicable. Text is omitted for clarity.
(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.
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.
▪ The lower roof height calculations are derived by measuring to the midpoint between the
eave and 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.
▪ The primary roof height calculations are derived by measuring to the 1/3 point located
between the eave and ridge.
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.
▪ The shed roof height calculations are derived by measuring to the midpoint between the eave
and ridge.
▪ Not applicable.
(4)Allowed Exceptions to Height Limitations.
a. Chimneys, flues, and similar venting apparatus.
▪ There are no chimneys, flues, or vents exceeding the allowable height limit proposed.
▪ Sub-section b-m are not applicable.
g) Measuring Site coverage.
(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:
▪ The application includes wall and fenestration demolition drawings and calculations. The
proposed development does not trigger demolition over 50% of the interior of the building or
40% of exterior surfaces.
▪ Section j-l are not applicable. Text is omitted for clarity of the application.
▪ 26.710.090: Residential Multi-Family
B. Permitted uses. The following uses are permitted as of right in the Residential Multi-Family
(RMF) Zone District:
▪ 26.710.090.B.1: The proposed application is permitted as of right in the RMF Zone
District as a detached residential dwelling.
C. Conditional uses. The following uses are permitted as conditional uses in the
Residential Multi-Family (RMF) Zone District, subject to the standards and procedures
established in Chapter 26.425:
▪ 26.710.090.C: This is not applicable to the application.
D. Dimensional requirements. The following dimensional requirements shall apply to all
permitted and conditional uses in the Residential Multi-Family (RMF) Zone District:
1. Minimum Gross Lot Area (square feet): six thousand (6,000). For lots created by
Paragraph 26.480.030.A.4, Historic landmark lot split: three thousand (3,000).
▪ 26.710.090.D.1: The historic landmark lot is 3,000 s.f. +/-.
2. Minimum Net Lot Area per dwelling unit (square feet):
a. Detached residential dwelling: four thousand five hundred (4,500). For historic
landmark properties: three thousand (3,000).
▪ 26.710.090.D.2.a.: The historic landmark lot is 3,000 s.f. +/- with a detached
residential dwelling.
b. Duplex dwelling unit: four thousand five hundred (4,500). For historic landmark
properties: three thousand (3,000).
c. Multi-family dwellings: No requirement.
d. Bed and breakfast: No requirement.
3. Minimum lot width (feet): sixty (60). For lots created by Paragraph 26.480.030.A.4,
Historic landmark lot split: thirty (30).
▪ 26.710.090.D.3.: Refer to the Survey which shows the lot is 30’-0” in width pursuant
to 26.480.030.A.4.
4. Minimum front yard setback (feet):
a. Detached residential and duplex dwellings: Same as R-6 Zone District.
▪ 26.710.090.D.4.a.: Refer to the Survey which shows a front yard setback of 10’-9
1/2” which meets R-6 Zone District requirements for principal buildings.
b. Multi-family: five (5).
5. Minimum side yard setback (feet):
a. Detached residential and duplex dwellings: same as R-6 Zone District.
▪ 26.710.090.D.5.a.: Refer to the Survey which shows an east side yard setback of 5’-
0” which meets R-6 Zone District requirements for principal buildings. The survey
shows an existing non-conforming west side yard setback of 4’-6”.
b. Multi-family: five (5).
6. Minimum rear yard setback (feet):
a. Detached residential and duplex dwellings: same as R-6 Zone District.
▪ 26.710.090.D.6.a.: Refer to the Survey which shows a rear yard setback exceeding
5’-0” which meets R-6 Zone District requirements.
b. Multi-family: five (5).
7. Maximum height (according to density) (feet):
a. Detached residential and duplex dwellings: same as R-6 Zone District.
▪ 26.710.090.D.7.a.: The existing and proposed development meet the requirements
of the maximum height limit of 25’-0”. Reference elevation drawings in submittal
package.
b. Multi-family – parcel density less than one (1) unit per one thousand five hundred
(1,500) square feet of Gross Lot Area: twenty-five (25).
c. Multi-family – parcel density equal to or greater than one (1) unit per one thousand
five hundred (1,500) square feet of Gross Lot Area: thirty-two (32).
8. Minimum distance between buildings on the lot (feet):
a. Detached residential and duplex dwellings: same as R-6 Zone District.
▪ 26.710.090.D.8.a.: This is not applicable to the lot as there is only one building.
b. Multi-family: No requirement. (Building and Fire Codes may apply.)
9. Pedestrian amenity space: Pursuant to Section 26.575.030.
▪ 26.710.090.D.9.: The adjacent parcels are multi-family developments and don’t
have business operations adjacent to/on the same parcel as the outdoor space. The
existing public right-of-way is not proposed to be altered.
10. Floor area ratio (FAR). This Paragraph applies to each type of use according to density
and applies to conforming and nonconforming lots of record:
a. Existing detached residential and duplex dwellings: one hundred percent (100%)
of the allowable floor area of an equivalent-sized lot located in the R-6 Zone District.
(See Section 26.710.040, R-6 Zone District.) City historic transferable development rights
shall not permit additional floor area for detached residential and duplex dwellings.
▪ 26.710.090.D.10.a.: The proposed minor development is an existing detached
residential dwelling which is entitled to 100% of the allowable FAR of an equivalent
sized lot located in the R-6 Zone District. This lot is entitled to 2,400 square feet of
FAR.
▪ Sub-section 10.b-e, 11.a.1-3 are not applicable.
Thank you for your consideration,
Dylan Johns
Zone 4 Architects
Cc: File
Applicant
PRE-APPLICATION CONFERENCE SUMMARY
DATE: February 20, 2020
PLANNER: Sarah Yoon, 920.5144
PROJECT NAME AND ADDRESS: 820 E. Cooper – Minor Development Review
REPRESENTATIVE: Lauren Bullard, 970.987.4633, lauren.bullard@gmail.com
DESCRIPTION:
820 E. Cooper is a historically designated miner’s cottage on a 3,000 sq. ft. lot in the RMF zone district. The existing
footprint reveals that non-historic additions were added to the rear of the historic resource over time.
The applicant wishes to replace the existing front door and enlarge the existing non-historic addition towards the
rear of the property by approximately 24 sq. ft. It appears that the original dimensions of the front door has been
widened and additional trim was added around the historic transom window to compensate for alterations made to
the door opening. Staff supports the request to replace the existing non-historic door with an appropriate door if
the original opening and surrounding trim details are restored. Restoration work is eligible for an administrative
Certificate of No Negative Effect, however, if the applicant wishes to keep the non-historic dimensions of the front
door, the proposal will need to be reviewed by the Historic Preservation Commission (HPC) for approval.
The request to increase existing floor area by 24 sq. ft. qualifies for a Minor Review process that will need full HPC
review. It is important to note that any increase in floor area will require growth management mitigation. Mitigation
for approximately 24 sq. ft. of new floor area generates 0.003 full-time equivalent employees (24 sq. ft. x 0.16
employees generated/1,000 sq. ft), which equals a cash-in-lieu value of approximately $1,027.80 using the following
calculation: 0.003 x $342,599 (cash-in-lieu rate for Category 2 affordable housing). See Section 26.470 for additional
information. If the applicant decides to pursue the increase in floor area and the door change simultaneously, the
administrative review for restoration will be combined with the one-step Minor Review process for HPC review.
HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this
project to assist with their determinations. This property is exempt from Residential Design Standard Review (RDS).
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070.C Historic Preservation – Minor Development
26.470 Growth Management Quota System (GMQS)
26.575.020 Calculations and Measurements
26.710.090 Residential Multi-family (RMF)
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
REVIEW BY:
• Staff for completion and recommendations
• Historic Preservation Commission (HPC) for decision
REQUIRED LAND USE REVIEW(S):
• Minor Development Review
PUBLIC HEARING:
• Yes, at HPC Minor Review hearing
NEIGHBORHOOD OUTREACH:
• No
PLANNING FEES: $1,300 deposit for four (4) hours of staff time
REFERRAL FEES: No
TOTAL DEPOSIT: $1,300 (additional/lesser planning hours are billed/refunded at a rate of $325/hour).
APPLICATION CHECKLIST – Submit digital copy of the application to the planner listed on this preapplication.
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 (Attached).
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
A written description of the proposal (scope of work) and written explanation of how the proposed
work complies with the relevant Historic Preservation Guidelines and any other relevant land use code.
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. (Please provide
graphics identifying primary exterior building materials.)
Photographs and other exhibits and/or cutsheets, as needed, to accurately depict
restoration/preservation work.
Once the application is deemed complete by staff, the following items will then need to be submitted:
Total deposit amount for application review.
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.
820 EAST COOPER AVE
MINOR DEVELOPMENT REVIEW
HPC APPLICATION
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1 - STORY
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LOT M
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LOT P, BLOCK 111 CITY AND TOWNSITE OF ASPEN
SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
IMPROVEMENT & TOPOGRAPHIC SURVEY PLAT
VICINITY MAP
LEGEND
PROPERTY DESCRIPTION:
NOTES
1. DATE OF SURVEY: FEBRUARY 17 & 20, 2012 AND FEBRUARY 24, 2020 AT THE TIME OF THIS FIELD SURVEY THERE WAS
2'-3' FEET OF SNOW ON THE GROUND IN 2012 AND 1'-2' IN 2020..
2. THE ASSUMED BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S14°30'49"E ALONG THE WESTERLY BOUNDARY
LINE BETWEEN "A" (A FOUND 1" BRASS PLUG) AND "B" (A FOUND 1" BRASS PLUG) AS SHOWN HEREON.
3. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THIS SURVEYOR OF THE BOUNDARY SHOWN AND DESCRIBED
HEREON TO DETERMINE:
A) OWNERSHIP OF THE TRACT OF LAND
B) COMPATIBILITY OF THIS DESCRIPTION WITH THOSE OF ADJOINERS
C) RIGHTS-OF-WAY, EASEMENTS AND ENCUMBRANCES OF RECORD AFFECTING THIS PARCEL.
4. THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND EASEMENTS OF RECORD OR IN
PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., DATED
MARCH 5, 2012 (CASE NUMBER PCT23376W4).
5. THE CLIENT DID NOT REQUEST ANY ADDITIONAL EASEMENTS, RIGHTS-OF-WAY AND/OR IMPROVEMENTS BE
RESEARCHED OR SHOWN ON THIS PLAT.
6. THIS SURVEY IS BASED ON THE OFFICIAL MAP OF THE CITY OF ASPEN PREPARED BY G.E. BUCHANAN DATED:
NOVEMBER 16, 1959, CITY OF ASPEN - GPS CONTROL MONUMENTATION 2009 MAP PREPARED BY THOMAS S. MARCIN
DATED: DECEMBER 2, 2009, A BUILDING PERMIT SURVEY PREPARED BY ASPEN SURVEY ENGINEERS, INC., DATED
JANUARY OF 1995 AND CORNERS FOUND IN PLACE AS SHOWN.
7. ALL DIMENSIONS AND COURSES ARE AS MEASURED IN THE FIELD UNLESS DENOTED IN PARENTHESES, WHICH DENOTE
THE BOUNDARIES OF RECORD ON THE ORIGINAL PLAT OF THE CITY AND TOWNSITE OF ASPEN IN THE PUBLIC RECORDS
OF PITKIN COUNTY, STATE OF COLORADO.
6. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)
REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) BENCHMARK STATION S 159 HAVING A PUBLISHED
ELEVATION OF 7720.88.
7. CONTOUR INTERVAL EQUALS 1 FOOT.
8. BUILDING MEASUREMENTS ARE AT LOWEST PRACTICABLE POINT ON VENEER.
9. ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY MONUMENT OR LAND
BOUNDARY MONUMENT OR ACCESSORY COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT TO SECTION 18-4-508 OF
THE COLORADO REVISED STATUTES.
10. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED ON ANY DEFECT IN THIS
SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED ON
ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN
HEREON.
11. NOTICE: THIS PLAT AND THE INFORMATION SHOWN HEREON MAY NOT BE USED FOR ANY ADDITIONAL OR EXTENDED
PURPOSE BEYOND THAT FOR WHICH IT WAS INTENDED AND MAY NOT BE USED BY ANY PARTIES OTHER THAN THOSE
TO WHICH IT IS CERTIFIED. THIS DOCUMENT AND THE WORK IT REPRESENTS IS THE PROPERTY OF HIGH COUNTRY
ENGINEERING, INC. NO PART OF THIS DOCUMENT MAY BE STORED, REPRODUCED, DISTRIBUTED OR USED TO PREPARE
DERIVATIVE PRODUCTS WITHOUT PRIOR WRITTEN PERMISSION. AN ORIGINAL SEAL AND ORIGINAL SIGNATURE IS
REQUIRED TO VALIDATE THIS DOCUMENT AND IS EXCLUSIVE TO HIGH COUNTRY ENGINEERING, INC. AND THE OWNER(S)
OF RECORD AS OF THIS DATE, OF THE BOUNDARY DELINEATED HEREON AND THE SUBJECT OF THE SURVEY. THIS PLAT
IS RESTRICTED TO THE INTENT OF TITLE 38, ARTICLE 50, §101, 5 (a) AND (b) C.R.S.
SURVEYOR'S CERTIFICATION
I, BILL W.A. BAKER, A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF COLORADO (#23875) DO BY
THESE PRESENTS CERTIFY THAT THE DRAWING SHOWN HEREON, WITH NOTES ATTACHED HERETO AND MADE A
PART HEREOF, REPRESENTS A MONUMENTED LAND SURVEY MADE UNDER MY DIRECT SUPERVISION AND THAT TO
THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, AN ACCURATE DEPICTION OF SAID SURVEY IS RENDERED
BY THIS PLAT. THIS SURVEY WAS CONDUCTED IN ACCORDANCE WITH APPLICABLE STANDARDS OF PRACTICE, IS
NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. THIS SURVEY PLAT COMPLIES WITH TITLE
38-51-102, COLORADO REVISED STATUTES.
BILL W.A. BAKER, COLORADO PROFESSIONAL LAND SURVEYOR #23875
CERTIFIED FEDERAL SURVEYOR #1699
LAND SURVEY PLAT DEPOSIT
CLERK AND RECORDER'S CERTIFICATE
THIS LAND SURVEY PLAT HAS BEEN ACCEPTED FOR DEPOSIT IN THE OFFICE OF THE CLERK AND
RECORDER OF PITKIN COUNTY, COLORADO THIS ____ DAY OF __________, 2019, PLAT BOOK _____, PAGE
______, AS RECEPTION NO.________________.
TITLE 38, ARTICLE 50, §101 C.R.S. (5)(a) PLATS SHALL BE DEPOSITED IN ACCORDANCE WITH THIS
SECTION FOR THE SOLE PURPOSE OF RECORDING INFORMATION ON SURVEYING MONUMENTATION IN
ORDER TO PROVIDE SURVEY DATA FOR SUBSEQUENT LAND SURVEYS AND SHALL NOT BE CONSTRUED
TO AFFECT, IN ANY MANNER WHATSOEVER, THE DESCRIPTION OF A SUBDIVISION, LINE, OR CORNER
CONTAINED IN THE OFFICIAL PLATS AND FIELD NOTES FILED AND OF RECORD OR TO SUBDIVIDE
BOUNDARY. (b) NO PLAT DEPOSITED IN ACCORDANCE WITH THIS SECTION SHALL CONSTITUTE NOTICE
PURSUANT TO SECTION 38-35-109 CRS.
IN THE EVENT THIS SURVEY CANNOT BE DEPOSITED, THIS IS YOUR NOTICE THAT
THIS IS NOT A RECORDABLE DOCUMENT.
______________________________________ CLERK AND RECORDER
BY:____________________________________ DEPUTY
TREE TYPE SIZE DRIP
TREE CHART
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
10
'-10
3
/8"
FR
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
+/-5'-4"
41
'-1
3
/4"
W
9 1/4:12
SLOPE
9 1/4:12
SLOPE
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
LOT P
5'-0"4'-5 57/64"
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING WOOD PATIO TO
BE REMOVED, TYP.
EXISTING GATE AND
FENCE TO REMAIN
EXISTING RAILROAD TIE
WALL
EXISTING PLANTER BED
TO REMAIN
EXISTING FENCE TO
REMAIN
EXISTING WALK TO BE
REMOVED
EXISTING RAILROAD TIE
WALL
EXISTING LAWN TO
REMAIN
EXISTING TREES
TO REMAIN, TYP.
EXISTING WOOD DECK TO
BE REMOVED, TYP.
4 3/4:12
SLOPE
8:12
SLOPE
COOPER AVENUE
GE
1 - STORYFRAME HOUSE
820 E. COOPER AVENUE
ASPEN, CO 81611
G
G
TREE LAWN
±2,999 S.F.
B
WSO
LOT O LOT Q
A
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PARKING
WOOD PATIO
PLANTER
UP
PAVED ALLEY
WI
N
D
O
W
W
E
L
L
WI
N
D
O
W
W
E
L
L
SIDEWALK
7938
7938
7937
7938
7936
7936
7937
N
t
r
u
e
n
o
r
t
h
S
W E
EXISTING GATE AND
FENCE TO REMAIN
EXISTING SITE PLAN
| SCALE: 3/16" = 1'-0"
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
10
'-10
3
/8"
FR
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
+/-5'-4"
+/
-
36
'-8
5
/8"
W
9 1/4:12
SLOPE
9 1/4:12
SLOPE
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
LOT P
5'-0"4'-5 57/64"
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING WOOD PATIO TO
BE REMOVED, TYP.
EXISTING GATE AND
FENCE TO REMAIN
EXISTING RAILROAD TIE
WALL
EXISTING PLANTER BED
TO REMAIN
EXISTING FENCE TO
REMAIN
EXISTING RAILROAD TIE
WALL
EXISTING LAWN TO
REMAIN
EXISTING TREES
TO REMAIN, TYP.
COOPER AVENUE
GE
1 - STORYFRAME HOUSE
820 E. COOPER AVENUE
ASPEN, CO 81611
G
G
TREE LAWN
±2,999 S.F.
B
WSO
LOT O LOT Q
A
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PARKING
PLANTER
PAVED ALLEY
WI
N
D
O
W
W
E
L
L
WI
N
D
O
W
W
E
L
L
SIDEWALK
7938
7938
7937
7938
7936
7936
7937
7 1/2:12
SLOPE
8:12
SLOPE
N
t
r
u
e
n
o
r
t
h
S
W E
EXISTING GATE AND
FENCE TO REMAIN
PROPOSED SITE PLAN
| SCALE: 3/16" = 1'-0"
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
222 sq ft
891 sq ft
GE
191 sq ft
A
B
C
D
134 sq ft
AREAS BELOW 5'-6"
IN HEIGHT ARE
EXEMPT
+/
-
6
'
-
8
3
/
4
"
88 sq ft
EL. +/-92'-6 1/2" [7929.64']
EL. +/-99'-3 1/4" [7936.37']
T.O. LOWER LEVELWALL A
B.O. STRUCTURE
68 sq ft
WALL B
88 sq ft
WALL C
68 sq ft
WALL D
BURIED WALL ELEVATIONS
DECK AREA
FLOOR AREA OVERHANG AREA
EXPOSED WALL SURFACE AREAGARAGE AREA
BURRIED WALL AREA
AREA LEGEND
Floor Area Calculations
Allowable Floor Area 2,400.00
No easements have been
calculated for reductions in
Net Lot Area.
Existing Lower Level Wall Calculations
Wall Label Total Wall Area (Sq.Ft.) Exposed Wall Area (Sq.Ft.)
A 88 0
B 68 0
C 88 0
D 68 0
Overall Wall Areas (Sq.Ft.)312.00
Exposed Wall Areas (Sq.Ft.)0.00
% of Exposed Wall (Exposed/Total)0.00%
Existing Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq.Ft.)134.00
Lower Level Countable Floor Area (Sq.Ft.)0.00 134.00 x 0% = 0
Existing Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq.Ft.)891.00
Main Level Countable Floor Area (Sq.Ft.)891.00
Existing Garage Area Calculations
Garage at Main Level 0.00 (Actual Area)
Garage Countable Floor Area (Sq.Ft.)0.00
Existing Loft Level Floor Area Calculations
Loft Level Gross Floor Area (Sq.Ft.)328.00
Loft Level Countable Floor Area (Sq.Ft.)198.00
Existing Deck/Porch Floor Area Calculations
Deck/Porch Gross Floor Area (Sq.Ft.)222.00 360 Exempt (2,400 X %15 =
360)
Deck/Porch Countable Floor Area (Sq.Ft.)0.00
Total Existing Floor Area Calculations
Lower Level Floor Area (Sq.Ft.)0.00
Main Level Floor Area (Sq.Ft.)891.00
Garage Floor Area (Sq.Ft.)0.00
Loft Level Floor Area (Sq.Ft.)198.00
Deck/Porch Floor Area (Sq.Ft.)0.00
Total 1,089.00 1,311 s.f. below allowable
FAR
-1,311.00
Section 26.575.020.d.3 - areas of
an attic level with 30" vertical or
less between finished floor level
and the finished ceiling shall be
exempt.
A
B
C
D
134 sq ft
AREAS BELOW 5'-6"
IN HEIGHT ARE
EXEMPT
AREAS BELOW 5'-6"
IN HEIGHT ARE
EXEMPT
46 sq ft
891 sq ft
GE
191 sq ft
+/
-
6
'
-
8
3
/
4
"
88 sq ft
EL. +/-92'-6 1/2" [7929.64']
EL. +/-99'-3 1/4" [7936.37']
T.O. LOWER LEVELWALL A
B.O. STRUCTURE
68 sq ft
WALL B
88 sq ft
WALL C
68 sq ft
WALL D
BURIED WALL ELEVATIONS
Floor Area Calculations
Allowable Floor Area 2,400.00
Proposed Lower Level Wall Calculations
Wall Label Total Wall Area (Sq.Ft.) Exposed Wall Area (Sq.Ft.)
A 88 0
B 68 0
C 88 0
D 68 0
Overall Wall Areas (Sq.Ft.)312.00
Exposed Wall Areas (Sq.Ft.)0.00
% of Exposed Wall (Exposed/Total)0.00%
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq.Ft.)134.00
Lower Level Countable Floor Area (Sq.Ft.)0.00 134.00 x 0% = 0
Proposed Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq.Ft.)937.00
Main Level Countable Floor Area (Sq.Ft.)937.00
Proposed Garage Area Calculations
Garage at Main Level 0.00 (Actual Area)
Garage Countable Floor Area (Sq.Ft.)0.00
Proposed Loft Level Floor Area Calculations
Loft Level Gross Floor Area (Sq.Ft.)328.00
Loft Level Countable Floor Area (Sq.Ft.)198.00
Proposed Deck/Porch Floor Area Calculations
Deck/Porch Gross Floor Area (Sq.Ft.)0.00 360 Exempt (2,400 X %15 =
360)
Deck/Porch Countable Floor Area (Sq.Ft.)0.00
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq.Ft.)0.00
Main Level Floor Area (Sq.Ft.)937.00
Garage Floor Area (Sq.Ft.)0.00
Loft Level Floor Area (Sq.Ft.)198.00
Deck/Porch Floor Area (Sq.Ft.)0.00
Total 1,135.00 1,265 s.f. below allowable
FAR
-1,265.00
Section 26.575.020.d.3 - areas of
an attic level with 30" vertical or
less between finished floor level
and the finished ceiling shall be
exempt.
SCALE: 1/8" = 1'-0"2 EXIST. FIRST FLOOR AREA
SCALE: 1/8" = 1'-0"3 EXIST. SECOND FLOOR AREA
SCALE: 1/8" = 1'-0"1 EXIST. LOWER LEVEL AREA
SCALE: 1/8" = 1'-0"4 PROPOSED LOWER LEVEL FAR
SCALE: 1/8" = 1'-0"5 PROPOSED MAIN LEVEL FAR
SCALE: 1/8" = 1'-0"6 PROPOSED UPPER LEVEL FAR
AREA CALCULATIONS
| SCALE: 1/8" = 1'-0"
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
NORTH
SOUTH
EAST
EAST
NORTH
WEST
WEST
NORTH
SOUTH
EAST
WEST
GE
WSO
A
NORTH
SOUTH
EASTWEST
EXISTING WALL AREA - TO REMAIN
(INCLUDES FENESTRATION AREA)
WALL AREA - DEMOLISHED
FENESTRATION AREA
FENESTRATION AREA LEGEND
16 sq ft 21 sq ft 16 sq ft
267 sq ft
EL. +/-100'-0" [7937.10']
T.O. MAIN LEVEL
256 sq ft
150 sq ft
13 sq ft7 sq ft11 sq ft
EL. +/-100'-0" [7937.10']
T.O. MAIN LEVEL
88 sq ft
35 sq ft
46 sq ft
53 sq ft
80 sq ft
5 sq ft
7 sq ft
53 sq ft
EL. +/-100'-0" [7937.10']T.O. MAIN LEVEL
342 sq ft 55 sq ft
26 sq ft
10 sq ft 13 sq ft 11 sq ft 6 sq ft
EL. +/-100'-0" [7937.10']T.O. MAIN LEVEL
Demolition Calculations
Wall Demolition
Wall Label Individual Wall Area
(Sq.Ft.) Fenestration Area (Sq.Ft.)Area of Wall to be
Removed (Sq.Ft.)
NORTH 267.00 47.00 53.00
EAST 423.00 40.00 0.00
SOUTH 267.00 53.00 0.00
WEST 406.00 31.00 0.00
Wall Surface Total (Sq.Ft.)1,363.00
Fenestration Area (Sq.Ft.)171.00
Area Used for Demo
Calculations (Sq.Ft.)1,192.00
Wall Surface Area to be
Removed (Sq.Ft.)53.00
Demolition Totals
Wall + Roof Area Used for
Demo Calcs (Sq.Ft.)2,260.00
Wall + Roof Surface Area
to be Removed (Sq.Ft.)111.00
Total (Demo/Exist. Ext)4.91%
SCALE: 1/8" = 1'-0"1 LOWER LEVEL WALL KEY PLAN
SCALE: 1/8" = 1'-0"2 MAIN LEVEL WALL KEY PLAN
SCALE: 1/8" = 1'-0"3 UPPER LEVEL WALL KEY PLAN
SCALE: 1/8" = 1'-0"5 SOUTH ELEVATION
SCALE: 1/8" = 1'-0"6 WEST ELEVATION
SCALE: 1/8" = 1'-0"7 NORTH ELEVATION
SCALE: 1/8" = 1'-0"8 EAST ELEVATION
DEMOLITION CALCULATIONS
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
Demolition Calculations - Ratio Method
Roof Demolition
Roof Label Surface Area of Roof Plane
(Sq.Ft.)
Surface Area of Roof to be
Removed (Sq.Ft.)
A 337.00 0.00
B 337.00 0.00
C 130.00 0.00
D 36.00 36.00
E 22.00 22.00
F 59.00 0.00
G 147.00 0.00
Roof Surface Total (Sq.Ft.) 1,068.00
Roof Surface Area to be
Removed (Sq.Ft.)58.00
Demolition Totals
Roof + Wall Area Used for
Demo Calcs (Sq.Ft.)2,260.00
Roof + Wall Surface Area
to be Removed (Sq.Ft.)111.00
Total (Demo/Exist. Ext)4.91%
130 sq ft
147 sq ft
59 sq ft
22 sq ft
36 sq ft
337 sq ft 337 sq ft
AB
D
C
E
F
G
NOTE:
EXPLODED VIEW FOR CALCULATION
PURPOSES ONLY
LOT Q
9 1/4:12
SLOPE
9 1/4:12
SLOPE
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
LOT P
4 3/4:12
SLOPE
8:12
SLOPE
EXISTING ROOF AREA - TO REMAIN
ROOF AREA - DEMOLISHED
ROOF DEMOLITION LEGEND
SCALE: 1/4" = 1'-0"1 ROOF KEY PLAN
SCALE: 1/4" = 1'-0"2 ROOF PLAN REFERENCE
DEMOLITION CALCULATIONS
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
+/-20'-6"+/-7 3/4"
+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
4
8
'
-
0
1
/
2
"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
4
8
'
-
0
1
/
2
"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/-3'-2"+/-2'-10"+/-2'-8 1/4"+/-3'-1 1/2"+/-2'-8 1/4"+/-2'-10"+/-3'-2"
03A1112
02A1112
01A1112
04A1112
EXISTING WINDOWS AND
DOOR ON NON-HISTORIC
WALLS TO BE REMOVED,
TYP.
EXISTING FRONT DECK
TO BE REMOVED, TYP.
AREA NORTH OF GRID C
IS EXISTING NON-
HISTORIC ADDITION
WALL NORTH OF GRID C
IS EXISTING NON-
HISTORIC ADDITION
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
EXISTING STAIRS
(ACCESSIBLE VIA HATCH)
TO LOWER LEVEL TO
REMAIN. EXISTING FLOOR
HATCH TO REMAIN.
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN,TYP.
DASHED LINE
REPRESENTS ROOF
ABOVE
EXISTING HISTORIC
RESOURCE
(TO REMAIN)
NON-HISTORIC
EXISTING
MUDROOM/LAUNDRY
UP
DN
GE
WSO
A
48
'
-
0
1
/
2
"
48
'
-
0
1
/
2
"
03A1112
02A1112
01A1112
04A1112
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
EXISTING STAIRS
(ACCESSIBLE VIA HATCH)
TO MAIN LEVEL TO
REMAIN.
EXISTING FOUNDATION
WALLS TO REMAIN, TYP.
OUTLINE OF EXISTING
FOOTERS ABOVE TO
REMAIN. G.C. TO VERIFY
IN FIELD.
EXISTING
MECHANICAL
EQUIPMENT TO
REMAINEXISTING LOWER
LEVEL
(TO REMAIN)
EXISTING SLAB ON
GRADE
(TO REMAIN)
UP
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
SCALE: 1/4" = 1'-0"2 EXISTING MAIN LEVEL PLAN
SCALE: 1/4" = 1'-0"1 EXISTING LOWER LEVEL PLAN
EXISTING FLOOR PLANS
| SCALE: 1/4" = 1'-0"
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
03A1112
02A1112
01A1112
04A1112
+/- 20'-6"
+/- 10'-6 1/4"+/- 2'-7 1/2"+/- 6'-8 1/2"
+/
-
4
8
'
-
0
1
/
2
"
+/
-
4
8
'
-
0
1
/
2
"
+/- 20'-6"
+/- 1'-0"+/- 1'-0"
+/
-
1
0
1
/
2
"
+/
-
1
0
1
/
2
"
+/- 11 1/4"+/- 10"+/- 9 1/2"
+/
-
1
'
-
2
1
/
4
"
+/
-
1
'
-
2
1
/
4
"
+/
-
1
'
-
0
1
/
2
"
+/
-
1
0
1
/
2
"
+/
-
1
'
-
2
1
/
4
"
+/
-
1
'
-
2
1
/
4
"
+/
-
3
'
-
8
1
/
2
"
+/
-
3
'
-
8
1
/
2
"
9 1/4:12
SLOPE
9 1/4:12
SLOPE
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
LOT P
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
+/
-
2
8
'
-
2
1
/
4
"
+/
-
1
6
'
-
1
3
/
4
"
+/
-
2
8
'
-
2
1
/
4
"
+/
-
9
'
-
2
3
/
4
"
+/
-
6
'
-
1
1
"
+/- 1'-0"
+/
-
1
0
1
/
2
"
EXISTING ROOF
STRUCTURE TO
REMAIN, TYP.
EXISTING FLUE TO
REMAIN. G.C. TO V.I.F.
DASHED LINES
REPRESENT WALLS
BELOW, TYP.
4 3/4:12
SLOPE
8:12
SLOPE
03A1112
02A1112
01A1112
04A1112
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
4
8
'
-
0
1
/
2
"
+/-20'-6"
+/
-
4
8
'
-
0
1
/
2
"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
EXISTING HISTORIC
RESOURCE
(TO REMAIN)
DN
OPEN TO BELOW
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
OUTLINE OF UPPER
ROOF DASHED FOR
REFERENCE
EXISTING FLUE TO
REMAIN. G.C. TO V.I.F.
SLOPED CEILING
MEETS EXTERIOR
WALL AT F.F.
SLOPED CEILING
MEETS EXTERIOR
WALL AT F.F.
EXISTING STAIRS TO
REMAIN
EXISTING ROOF
STRUCTURE TO
REMAIN, TYP.
DASHED LINES
REPRESENT WALLS
BELOW, TYP.
4 3/4:12
SLOPE
8:12
SLOPE
SCALE: 1/4" = 1'-0"1 EXISTING ROOF PLAN
SCALE: 1/4" = 1'-0"2 EXISTING LOFT LEVEL
EXISTING PLANS
| SCALE: 1/4" = 1'-0"
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
E E
NEW FOUNDATION
WALL PER
STRUCTURAL
04A1113
03A1113
02A1113
01A1113
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/
-
4
'
-
4
1
/
4
"
+/
-
4
'
-
4
1
/
4
"
+/
-
5
2
'
-
4
3
/
4
"
+/
-
5
2
'
-
4
3
/
4
"
EXISTING STAIRS
(ACCESSIBLE VIA HATCH)
TO MAIN LEVEL TO
REMAIN.
EXISTING FOUNDATION
WALLS TO REMAIN, TYP.
OUTLINE OF EXISTING
FOOTERS ABOVE TO
REMAIN. G.C. TO VERIFY
IN FIELD.
EXISTING
MECHANICAL
EQUIPMENT TO
REMAINEXISTING LOWER
LEVEL
(TO REMAIN)
EXISTING SLAB ON
GRADE
(TO REMAIN)
UP
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A100A
A1 A2
100B
DR
W
E E
+/-20'-6"+/-7 3/4"
+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/-20'-6"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/
-
5
2
'
-
4
3
/
4
"
+/
-
4
'
-
4
1
/
4
"
+/
-
3
7
'
-
5
"
+/
-
6
'
-
1
1
"
+/
-
3
'
-
8
1
/
2
"
+/
-
4
'
-
4
1
/
4
"
+/
-
5
2
'
-
4
3
/
4
"
5 1/2"9'-7 1/4"5 1/2"
4'-11 1/2"4'-7 3/4"
+/
-
3
'
-
8
1
/
2
"
EX
I
S
T
.
4'
-
4
1
/
4
"
+/-5 1/2"
+/-19'-7"+/-5 1/2"
+/-2'-8 1/2"+/-2'-10"+/-2'-10 1/4"2'-9 1/2"R.O.+/-2'-10 1/4"+/-2'-10"+/-2'-8 1/2"
04A1113
03A1113
02A1113
01A1113
NEW ENTRY DOOR TO RETURN TO
HISTORIC WIDTH OF 32".
CENTER ON EXISTING DOOR
ROUGH OPENING.
EXISTING FRONT DECK
TO BE REMOVED, TYP.
WALL NORTH OF GRID D
IS PROPOSED EXPANSION
TO EXISTING NON-
HISTORIC ADDITION
AREA NORTH OF GRID D
IS PROPOSED EXPANSION
TO EXISTING NON-
HISTORIC ADDITION
INTERIOR ELECTRICAL PANEL
ACCESS TO BE RELOCATED
ON WALL IN MUDROOM. G.C.
TO CONFIRM CLEARANCES
PER CODE .
UNDER-COUNTER
WASHER AND DRYER
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
2'-2 1/4"
6'-3 5/8"
1'-6 7/8"
+/
-
5
1
/
2
"
+/
-
7
'
-
7
1
/
4
"
5
1
/
2
"
+/-2'-0"+/-9'-9 1/2"
+/
-
5
1
/
2
"
+/
-
7
'
-
7
1
/
4
"
5
1
/
2
"
EXISTING STAIRS
(ACCESSIBLE VIA HATCH)
TO LOWER LEVEL TO
REMAIN. EXISTING FLOOR
HATCH TO REMAIN.
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN,TYP.
DASHED LINE
REPRESENTS ROOF
ABOVE
MUDROOM
EXISTING HISTORIC
RESOURCE
(TO REMAIN)
UP
DN
GE
A
CL
CL CL
CL
CL
DN
SCALE: 1/4" = 1'-0"1 PROPOSED LOWER LEVEL PLAN
SCALE: 1/4" = 1'-0"2 PROPOSED MAIN LEVEL PLAN
PROPOSED FLOOR PLAN
| SCALE: 1/4" = 1'-0"
NOTE:
THE PORTION OF RESIDENCE
BEHIND WHITE FILL
REPRESENTS THE HISTORIC
COTTAGE NOT AFFECTED BY
THIS APPLICATION.
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
E E
04A1113
03A1113
02A1113
01A1113
+/- 20'-6"
+/- 10'-6 1/4"+/- 2'-7 1/2"+/- 6'-8 1/2"
+/
-
4
8
'
-
0
1
/
2
"
+/
-
4
8
'
-
0
1
/
2
"
+/- 20'-6"
+/- 1'-0"+/- 1'-0"
+/
-
1
0
1
/
2
"
+/
-
1
0
1
/
2
"
+/- 11 1/4"+/- 10"+/- 9 1/2"
+/
-
1
'
-
2
1
/
4
"
+/
-
1
'
-
0
1
/
2
"
+/
-
1
0
1
/
2
"
+/
-
1
'
-
2
1
/
4
"
+/
-
4
'
-
4
1
/
4
"
+/
-
4
'
-
4
1
/
4
"
1'
-
0
"
1'
-
0
"
+/
-
8
'
-
0
3
/
4
"
+/
-
8
'
-
0
3
/
4
"
9 1/4:12
SLOPE
9 1/4:12
SLOPE
9 1/4:12
SLOPE
3 1/4:12
SLOPE
9 1/4:12
SLOPE
LOT P
0
0
4
4
3
3
2
2
1
1
D D
C C
B B
A A
+/
-
2
8
'
-
2
1
/
4
"
+/
-
1
6
'
-
1
3
/
4
"
+/
-
2
8
'
-
2
1
/
4
"
+/
-
9
'
-
2
3
/
4
"
+/
-
6
'
-
1
1
"
+/- 1'-0"
+/
-
1
0
1
/
2
"
EXISTING ROOF
STRUCTURE TO
REMAIN, TYP.
EXISTING FLUE TO
REMAIN. G.C. TO V.I.F.
DASHED LINES
REPRESENT WALLS
BELOW, TYP.
NEW ROOF OVER
ADDITION. FINISH
TO MATCH HISTORIC
RESOURCE.
CENTER RIDGE
OVER DOOR BELOW
7 1/2:12
SLOPE
8:12
SLOPE
SCALE: 1/4" = 1'-0"1 PROPOSED ROOF PLAN
PROPOSED PLANS
| SCALE: 1/4" = 1'-0"
NOTE:
THE PORTION OF RESIDENCE
BEHIND WHITE FILL
REPRESENTS THE HISTORIC
COTTAGE NOT AFFECTED BY
THIS APPLICATION.
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
+/
-
7
'
-
5
1
/
2
"
+/
-
7
'
-
1
"
+/
-
1
0
'
-
1
0
1
/
2
"
+/-20'-6"
+/-6'-8 1/2"+/-2'-7 1/2"+/-10'-6 1/4"
+/-7 3/4"
4
4
3
3
2
2
1
1
0
0
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE ON HISTORIC
RESOURCE TO REMAIN,
TYP.
EXISTING DOOR AND
WINDOWS TO BE REMOVED
EXISTING NORTH WALL TO
BE REMOVED
APPROX. EXISTING FOUNDATION.
G.C. AND STRUCTURAL ENGINEER
TO VERIFY THE SUITABILITY OF
EXISTING CONDITIONS FOR NEW
CONSTRUCTION.
APPROX. EXISTING SLAB
ON GRADE TO REMAIN
EXISTING WOOD DECK TO
BE REMOVED, TYP.
25'-0" MAXIMUM HEIGHT
LIMIT
EXISTING STEP TO BE
REMOVED, TYP.
T.O. MAIN LEVEL
T.O. PLATE MUDROOM
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
CL
HISTORIC RESOURCE TO REMAIN
PREVIOUS ADDITION TO HISTORIC RESOURCE
+/
-
7
'
-
5
1
/
2
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/
-
1
7
'
-
1
1
1
/
2
"
+/-48'-0 1/2"
+/-37'-5"+/-6'-11"+/-3'-8 1/2"
A
A
B
B
C
C
D
D
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EL. +/-109'-5 1/4" [7946.54']
EXISTING ROOF OVER
MUDROOM TO BE
REMOVED
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
APPROX. EXISTING FOUNDATION WALLS.
G.C. AND STRUCTURAL ENGINEER TO
VERIFY THE SUITABILITY OF EXISTING
CONDITIONS FOR NEW CONSTRUCTION.
EXISTING WINDOW TO BE
REMOVED
EXISTING HORIZONTAL
SIDING TO BE REMOVED ON
MUDROOM
25'-0" MAXIMUM HEIGHT
LIMIT
T.O. MAIN LEVEL
T.O. PLATE MUDROOM
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
T.O. LOFT LEVEL
+/
-
7
'
-
7
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/-20'-6"
0
0
1
1
2
2
3
3
4
4
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE.
REPAIR/REPLACE
TRIM+SIDING PER MONITOR
AS NECESSARY.
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
EXISTING FRONT DOOR TO
BE REPLACED WITH
NARROWER FRONT DOOR
W/ TRANSOM WINDOW
EXISTING EXTERIOR LIGHT
TO REMAIN
25'-0" MAXIMUM HEIGHT
LIMIT
T.O. MAIN LEVEL
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
T.O. LOFT LEVEL
+/-48'-0 1/2"+/-3'-8 1/2"+/-6'-11"+/-37'-5"
+/
-
7
'
-
5
1
/
2
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/
-
1
7
'
-
1
1
1
/
2
"
PREVIOUS ADDITION TOHISTORIC RESOURCE
HISTORIC RESOURCE
D
D
C
C
B
B
A
A
EL. +/-100'-0" [7937.10']
EL. +/-109'-5 1/4" [7946.54']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
APPROX. EXISTING
FOOTERS TO BE VERIFIED
BY G.C. AND STRUCTURAL
ENGINEER
OUTLINE OF APPROX.
EXISTING FOUNDATION
WALLS. G.C. AND
STRUCTURAL ENGINEER TO
VERIFY THE SUITABILITY OF
EXISTING CONDITIONS FOR
NEW CONSTRUCTION.
EXISTING HORIZONTAL
SIDING ON EXISTING
MUDROOM TO BE
REPLACED
EXISTING ROOF OVER
MUDROOM TO BE
REMOVED
EXISTING ROOF
STRUCTURE ON HISTORIC
RESOURCE TO REMAIN,
TYP.
25'-0" MAXIMUM HEIGHT
LIMIT
T.O. MAIN LEVEL
T.O. LOFT LEVEL
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
SCALE: 1/4" = 1'-0"01 EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"02 EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"03 EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"04 EXISTING WEST ELEVATION
EXISTING ELEVATIONS
| SCALE: 1/4" = 1'-0"
NOTE: PORTION OF RESIDENCE BEHIND WHITE FILL REPRESENTS THE
HISTORIC COTTAGE NOT AFFECTED BY THIS APPLICATION.
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
+/
-
7
'
-
5
1
/
2
"
+/
-
7
'
-
1
"
+/
-
1
0
'
-
1
0
1
/
2
"
+/-20'-6"
+/-6'-8 1/2"+/-2'-7 1/2"+/-10'-6 1/4"
+/-7 3/4"
4
4
3
3
2
2
1
1
0
0
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE ON HISTORIC
RESOURCE TO REMAIN,
TYP.
APPROX. EXISTING FOUNDATION.
G.C. AND STRUCTURAL ENGINEER
TO VERIFY THE SUITABILITY OF
EXISTING CONDITIONS FOR NEW
CONSTRUCTION.
APPROX. EXISTING SLAB
ON GRADE TO REMAIN
NEW STEEL DOOR W/ HALF
LITE
NEW WINDOWS TO BE
CONFIRMED BY OWNER
NEW VERTICAL TRESPA SIDING
AT ADDITION . FINAL COLOR TO
BE CONFIRMED BY OWNER
PRIOR TO INSTALLATION
25'-0" MAXIMUM HEIGHT
LIMIT
6" FLAT SEAM METAL @ SILL
2 NEW STEPS UP TO ENTRY. G.C. TO
VERIFY EXIST. GRADE IN FIELD.
EXIST. GRADE TO REMAIN UNDER
REMOVED DECK.
NEW ROOF RIDGE TO BE
CENTERED ON DOOR
T.O. MAIN LEVEL
T.O. PLATE MUDROOM
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
CL
8 12 7 1/212
HISTORIC RESOURCE TO REMAIN
PREVIOUS ADDITION TO HISTORIC RESOURCE
+/
-
7
'
-
5
1
/
2
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/
-
1
7
'
-
1
1
1
/
2
"
+/-37'-5"+/-6'-11"+/-3'-8 1/2"+/-4'-4 1/4"
PROPOSED ADDITION
+/-52'-4 3/4"
A
A
B
B
C
C
D
D
E
E
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EL. +/-109'-5 1/4" [7946.54']
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
APPROX. EXISTING FOUNDATION WALLS.
G.C. AND STRUCTURAL ENGINEER TO
VERIFY THE SUITABILITY OF EXISTING
CONDITIONS FOR NEW CONSTRUCTION.
NEW VERTICAL TRESPA
SIDING ON ADDITION
25'-0" MAXIMUM HEIGHT
LIMIT
6" FLAT SEAM METAL @ SILL
G.C. TO VERIFY GRADE IN FIELD ONCE
DECK IS REMOVED. EXIST. GRADE TO
REMAIN.
NEW FOUNDATION WALL PER G.C. AND
STRUCTURAL ENGINEER
STEPS BEYOND
T.O. MAIN LEVEL
T.O. PLATE MUDROOM
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
T.O. LOFT LEVEL
+/-3'-8 1/2"+/-6'-11"+/-37'-5"
+/
-
7
'
-
5
1
/
2
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/
-
1
7
'
-
1
1
1
/
2
"
PREVIOUS ADDITION TOHISTORIC RESOURCE
HISTORIC RESOURCE
+/-4'-4 1/4"PROPOSED ADDITION +/-52'-4 3/4"
E
E
D
D
C
C
B
B
A
A
EL. +/-100'-0" [7937.10']
EL. +/-109'-5 1/4" [7946.54']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
APPROX. EXISTING
FOOTERS TO BE VERIFIED
BY G.C. AND STRUCTURAL
ENGINEER
OUTLINE OF APPROX.
EXISTING FOUNDATION
WALLS. G.C. AND
STRUCTURAL ENGINEER TO
VERIFY THE SUITABILITY OF
EXISTING CONDITIONS FOR
NEW CONSTRUCTION.
EXISTING ROOF
STRUCTURE ON HISTORIC
RESOURCE TO REMAIN,
TYP.
NEW VERTICAL TRESPA
SIDING
NEW ROOF STRUCTURE W/
METAL ROOF FINISH TO
MATCH EXISTING HISTORIC
RESOURCE
25'-0" MAXIMUM HEIGHT
LIMIT
6" FLAT SEAM METAL @ SILL
NEW FOUNDATION WALL
PER G.C. AND STRUCTURAL
ENGINEER
G.C. TO VERIFY EXIST.
GRADE IN FIELD. EXIST.
GRADE TO REMAIN UNDER
REMOVED DECK.
STEPS BEYOND
T.O. MAIN LEVEL
T.O. LOFT LEVEL
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
+/
-
7
'
-
7
"
+/
-
9
'
-
5
1
/
4
"
+/
-
8
'
-
6
1
/
4
"
+/-7 3/4"+/-10'-6 1/4"+/-2'-7 1/2"+/-6'-8 1/2"
+/-20'-6"
0
0
1
1
2
2
3
3
4
4
EL. +/-100'-0" [7937.10']
EL. +/-107'-1" [7944.18']
EL. +/-117'-11 1/2" [7955.06']
EL. +/-92'-5" [7929.52']
EXISTING ROOF
STRUCTURE TO REMAIN
EXISTING HORIZONTAL
SIDING TO REMAIN ON
HISTORIC RESOURCE.
REPAIR/REPLACE
TRIM+SIDING PER MONITOR
AS NECESSARY.
EXISTING WINDOWS ON
HISTORIC RESOURCE TO
REMAIN, TYP.
EXISTING EXTERIOR LIGHT
TO REMAIN
NEW NARROWER FRONT
DOOR W/ TRANSOM. TRIM
TO MATCH HISTORIC
25'-0" MAXIMUM HEIGHT
LIMIT
T.O. MAIN LEVEL
T.O. PRIMARY RIDGE
T.O. LOWER LEVEL
T.O. LOFT LEVEL
SCALE: 1/4" = 1'-0"01 PROPOSED NORTH ELEVATION
SCALE: 1/4" = 1'-0"02 PROPOSED EAST ELEVATION
SCALE: 1/4" = 1'-0"04 PROPOSED WEST ELEVATION
SCALE: 1/4" = 1'-0"03 PROPOSED SOUTH ELEVATION
PROPOSED ELEVATIONS
| SCALE: 1/4" = 1'-0"
NOTE: PORTION OF RESIDENCE BEHIND WHITE FILL REPRESENTS THE
HISTORIC COTTAGE NOT AFFECTED BY THIS APPLICATION.
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
DR
W
GE
SCALE: 1/4" = 1'-0"1 MAIN LEVEL DIAGRAM
PROPOSED PLAN DIAGRAM
| SCALE: 1/4" = 1'-0"
PROPOSED ADDITION
LEGEND:
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
PROPOSED MATERIALS
| NOT TO SCALE
1. TRESPA TROPICAL IPE | VERTICAL WOOD SIDING
2. ASHPALT SHINGLE DARK GREY | EXISTING AND PROPOSED ROOF FINISH
1
2
1
2
1 1
8 2 0 C O O P E R R E S I D E N C E
0 7 . 1 4 . 2 0 2 0HPC APPLICATION
EXISTING SITE PHOTOS
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820 E Cooper Ave Planting Schedule
Planting Area 1 (Southwest corner of lot. See attached photo #1.)
• Existing lilac bushes.
Planting Area 2 (Southeast corner of lot. See attached photo #2.)
• Something similar in scale to Planting Area 1. Our first choice would be two
Annabelle (or similar soft-stemmed) hydrangea plants.
Planting Area 3 (on sides of front walkway)
• Annual flowers
Planting Area 4 (Northwest corner of lot. See attached photo #3.)
• Existing shrubs numbered on drawing
o 1: Lilac
o 2: Lilac
o 3: Lilac
o 4: Rose
o 5: Rose
o 6: Unknown shrub
o 7: Unknown shrub
• Existing tulips under and between all shrubs
• Would like to add
o Perennial plants that may include: poppies, spiked speedwell, English
lavender, coneflowers, etc.
Planting Area 5
• Existing trees
o Choke Cherry
o Conifer
Planting Area #1 Planting Area #2
Planting Area #4