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AGENDA
Aspen Planning and Zoning Commission
REGULAR MEETING
December 20, 2016
4:30 PM Sister Cities Meeting Room
130 S Galena Street, Aspen
I. SITE VISIT
A. 701 S Monarch St (Caribou Condos) Tuesday, December 20, 2016
Meet at site at 12:00 PM (Noon)
II. ROLL CALL
III. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
IV. MINUTES
V. DECLARATION OF CONFLICT OF INTEREST
VI. PUBLIC HEARINGS
A. 701 S Monarch St (Caribou Condos) - Mountain View Plane and Dimensional
Variance Reviews
B. 404 Park Ave - Growth Management, Certificates of Affordable Housing Credits
and Dimensional Variance Reviews
VII. OTHER BUSINESS
VIII. ADJOURN
Next Resolution Number: 11, Series 2016
Typical Proceeding Format for All Public Hearings
1) Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legaJ notice (affi d avit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clari fications of applicant
7) Public comments
8) Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal /clarification of evidence presented by applicant and public comment
1 1 ) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met o r not met.
Revised April 2, 2014
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 1 of 10
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Hillary Seminick, Planner
THRU: Jennifer Phelan, Deputy Planning Director
RE: 701 S. Monarch St. (Caribou Condos) Mountain View Plane Review and
Setback Variance Review
Resolution No. __, Series of 2016
MEETING DATE: December 20, 2016
APPLICANT /OWNER:
Caribou Condominiums HOA
701 S. Monarch St. Aspen, CO 81611
REPRESENTATIVE:
Sara Adams,
Bendon Adams
LOCATION:
701 S. Monarch St.
CURRENT ZONING:
Lodge (L) Zone District
SUMMARY:
The Applicant is proposing a new subgrade
parking garage under the existing parking lot,
accessed with a car lift in addition to other
site improvements. The Applicant requests a
Mountain View Plane Review for the
replacement walls surrounding the surface
parking, the new trash enclosure, all of the
above grade portions of the car lift/garage
and staircase enclosure, in addition to a
setback variance for a portion of the car lift,
replacement of existing parking lot walls and
subgrade garage walls.
Figure 1. Caribou Condos, looking southwest
towards Lift One A.
STAFF RECOMMENDATION:
While Staff is supportive of the Mountain
View Plane review, Staff is not supportive
of the setback Variance request and
therefore recommends denial of the project.
P1
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 2 of 10
REQUEST OF THE PLANNING AND ZONING COMMISSION: The Applicant is
requesting the following approvals from the Planning and Zoning Commission:
• Mountain View Plane Review (Chapter 26.435) for improvements within the Wheeler
Opera House View Plane. (The Planning and Zoning Commission is the final review
authority.1)
• Variance (Chapter 26.314) to grant a setback variance for improvements within the
front and side yard setbacks. (The Planning and Zoning Commission is the final
review authority.)
In summary, Home Rule Charter Section 13.14, Voter Authorization of Certain Land Use
Approvals any land use approval granted by the City of Aspen that exceeds the zoning
limitation for maximum height, including height restricted by Mountain View Planes, requires
the approval of the electorate. In the event that the project receives approval from the Planning
and Zoning Commission, the approval shall be subject to a public vote.
As the Commission is aware, the City is considering changes to the Land Use Code, inclusive
of Mountain View Plane; however, this Application is subject to today’s code and not of the
future potential Land Use Code.
1 Mountain View Plane approval is subject to Home Rule Charter Section 13.14 – Voter Authorization of Certain
Land Use Approvals.
EXISTING CONDITIONS:
701 S. Monarch St./Caribou Condos is a two building, six (6) unit multi-family residential
project, circa 1973, located in the Lodge (L) Zone District at the base of Aspen Mountain and
the location of the property is shown in Figure 2. The lot measures 12,144 sq. ft. gross area
and after slopes in excess of 20% grade are deducted, the property has 11,304 sq. ft. of net lot
area. The property is allowed 11,469 sq. ft. of floor area, and at 11,469 sq. ft., is over the
allowed floor area by 165 sq. ft.
Figure 2. 701 S.
Monarch St.
Project Location
Map
P2
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 3 of 10
The required setbacks for the property are five feet on the front, rear and side yards. There
are stone and concrete walls along the parking lot which project into both the front and side
yard setbacks. Additionally, a trash enclosure projects into the side yard setback. These
projections are depicted in the Staff markup of the site plan shown in Figure 3 and photos of
these elements are in Figures 4 and 5.
Figure 4. Existing Trash Enclosure Figure 5. Existing Stone Walls
PROPOSAL:
The parking requirement for a six unit development is six parking spaces. The Applicant
proposes to construct a subgrade parking structure providing a total of 12 parking spaces for
the six units with a combination of at grade and subgrade parking. The subgrade garage will
be accessed by a car lift and the lift does not count as, nor will it be used as, a parking space.
Egress for to the parking garage is provided by an enclosed stair case. The Application
Figure 3. 701 S.
Monarch St.
Setback
Encroachments
The portion of the
projecting trash
enclosure and walls
are highlighted in
orange and the
setbacks are
indicated in red.
P3
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 4 of 10
originally proposed an open staircase to access the garage; however, the design would not
meet building code and the Applicant updated the drawings to reflect the required one-hour
fire enclosure. Renderings of the improvements are shown in Figures 4 and 5 and plans are
shown in Figures 6 and 7.
Figure 4.
Rendering of the
Proposed Project
The garage is
shown in the
foreground to the
right and the stair
enclosure is in
orange in the
middle of the
figure.
Figure 5. Rendering of
the Proposed Project
The trash enclosure will
be an open enclosure
with an electrified fence
to deter wildlife. This
type of enclosure is
found to be more
effective than
traditional wildlife
enclosures and is
supported by
Environmental Health.
P4
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 5 of 10
The Applicant has represented that the construction of the trash enclosure eliminated a
parking space; therefore, creating a deficit of one space. The Applicant provided the
following statement on page 5 of the Application in Exhibit C.
Surface parking is accessed off Monarch Street and provides 5 legal onsite parking
spaces. It appears that a trash enclosure was added which reduced the onsite parking
from 6 spaces, as shown on the subdivision plat, to the current condition of 5 spaces.
There is no alley access for this property.
The subdivision plat recorded for the property in 1974 depicts six parking spaces and no
trash enclosure at that time. Staff has provided a markup of the same location on the 1974
plat in Figure 8. Based on this information, Staff believes the trash enclosure was located
outside of the original parking lot surface, specifically, to the north of parking space 6 and
does not reduce the available number of parking spaces.
Figure 6. Proposed Site Plan, at Grade
The stair case is depicted in section view. Egress to the
enclosure at grade is to the south. The enclosure is
proposed to be tucked under existing loggia.
Figure 7. Proposed Site Plan, Subgrade Section View
P5
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 6 of 10
T
h
e
e
xisting parking area is indicated in blue and the parking spaces are delineated in orange. Staff
has also marked up the drawing to demonstrate each parking space number. The trash
enclosure is believed to have been constructed to the north of parking space 6, in a previously
landscaped area, highlighted in orange. The red line shows the relationship of the stone
wall/stairs on the south end of the parking area to the north area of the parking lot in Figure
8. The existing site plan in Figure 9 has also been marked up to show the relationship of the
stone wall on the opposite side of the parking area to the enclosure. The trash enclosure is
clearly above the red line, therefore, was not constructed within parking space 4.
The dimension of an off-street parking space, in accordance with Section 26.515.020, shall
be eight and one half (8 ½) feet wide by eighteen (18) feet long and seven (7) feet high with a
maximum slope of twelve percent (12%) in any one direction. The parking spaces shown in
the 1974 plat meet or exceed the dimensions required by current code. Additionally, the
Applicant has provided a photo showing cars parked in spaces 5, 6 and 4, demonstrating that
the trash enclosure did not impact any of the adjacent parking spaces. The photo, in Figure
10, in addition to a photo in Figure 11 taken by Staff on a site visit, have been marked up by
Staff to further demonstrate there are six parking spaces.
Figure 8. 701 S. Monarch St. 1974 Condo Plat, Staff Markup (Left, not to scale)
Figure 9. 701 S. Monarch St. 1974 Condo Plat, Staff Markup (Right, not to scale)
P6
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 7 of 10
Figure 10.
Existing
Parking Lot
The existing
parking area
with cars parked
in spaces 4,5 and
6; which are
adjacent to the
trash enclosure.
Figure 11.
Existing
Parking Lot
The existing
parking area
with cars parked
in spaces 1-3.
P7
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 8 of 10
REVIEWS:
MOUNTAIN VIEW PLANE | WHEELER OPERA HOUSE: Caribou Condos are located in the
Wheeler View Plane, over 1,300’ from point of origin. The View Plan intercepts the property
at two feet above grade on the northern corner of the property. Nearly the entirety of the
proposed improvements are within the View Plane. Subject property is not visible from the
Wheeler Opera House View Plane.
Improvements within the View Plane include portion of the subgrade parking garage, the
replacement walls along the surface parking, the car lift, the stair enclosure, the relocated trash
enclosure and new permanent planters.
Figure 13. Relationship of The
Wheeler Opera House View
Plane Point of Origin and
Caribou Condos
Figure 12. Trash
Enclosure
The black arrow
indicates the trash
enclosure location.
There are cars in
spaces 4, 5 and 6;
demonstrating that
there is no parking
space deficit.
P8
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 9 of 10
Staff Comment
The subject property is, over 1,300 feet to the south of the Wheeler Opera House View Plane
point of origin. Several buildings are located in the foreground of the View Plane The
improvements within the View Plane are completely obstructed by the several buildings in the
foreground. The Applicant has demonstrated and Staff has determined that the improvements
would have no impact upon the Wheeler Opera House View Plane.
SETBACK VARIANCE: The criteria for receiving a variance (Exhibit A) are strict. A property
owner must demonstrate that reasonable use of the property has been withheld by the City and
can only be achieved by the City providing a variance. In situations where all, or practically
all, reasonable use of a property is made impossible by development regulations, the City has
the ability to grant a variance to avoid a “regulatory taking”. City staff believes this property
has reasonable use and has demonstrated that the site has adequate parking under today’s
code.
The property owner must demonstrate that his rights, as compared with owners of similar
properties, have been deprived. In considering this criterion, the Planning and Zoning
Commission must consider unique conditions inherent to the property but which are not the
result of the applicant’s actions.
Staff Comment
There is not a parking deficit at the subject property. While Staff appreciates that the
Applicant would like to provide more parking for residents and guests, Staff does not believe
this application meets the City’s strict standards for a variance. The request for the variance is
for a self-created problem and not a result of a hardship. Staff recommends denial of the
variance.
RECOMMENDATION:
Staff is supportive of the Mountain View Plane review for the above grade car elevator,
parking garage stair cover and replacement stone wall/fence; however, is not supportive of
Figure 14. Wheeler Opera House View Plane Point of Origin
P9
VI.A.
701 S. Monarch St./Caribou Condos | Mountain View Plane and Setback Variance Review
December 20, 2016 Planning and Zoning Commission Memo
Page 10 of 10
granting of a setback variance for an above grade car elevator and the subgrade parking
garage and is therefore recommending denial of the request.
PROPOSED MOTION: (All motions written in the affirmative)
“I move to approve Resolution ___, Series 2016, granting approval for a Mountain View
Plane Review and Setback Variance as depicted in Exhibit A to the Resolution.
Attachments:
Exhibit A – Variance Review Criteria, Staff Findings
Exhibit B – Mountain View Plane Review Criteria, Staff Findings
Exhibit C – Application
Exhibit D – Updated drawings
P10
VI.A.
Planning and Zoning Commission
Reso No. __, Series 2016
Page 1 of 4
RESOLUTION NO. __
(SERIES OF 2016)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
GRANTING APPROVAL FOR ENVIRONMENTALLY SENSITIVE AREAS –
MOUNTAIN VIEW PLANE AND A DIMENSIONAL VARIANCE FOR THE
PROPERTY LEGALLY DESCRIBED IN EXHIBIT A TO THIS RESOLUTION,
COMMONLY KNOWN AS 701 S. MONARCH ST., CARIBOU CONDOMINIUMS, CITY
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID Nos: 2735-131-25-001- 2735-131-25-006 and 2735-131-25-800,
WHEREAS, the Community Development Department received an application for 701
S. Monarch St., Caribou Condominiums (the Application) from Caribou Condominium Home
Owners Association (Applicant), represented by BendonAdams for the following land use
review approvals:
• Environmentally Sensitive Areas – Mountain View Plane – Wheeler Opera House,
pursuant to Land Use Code Chapter 26.435; and,
• Variance, pursuant to Land Use Code Chapter 26.314; and,
WHEREAS, the subject property is zoned Lodge (L); and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day the application was deemed complete – October 6, 2016, as applicable to this
Project; and,
WHEREAS, an update to the Application was received on December 12, 2016 in
response to Staff comments; and,
WHEREAS, the Planning and Zoning Commission reviewed the Application at a duly
noticed public hearing on December 20, 2016; and,
WHEREAS, during a duly noticed public hearing on December 20, 2016, the Planning
and Zoning Commission approved Resolution __, Series of 2016, by a ____ to ____ (__-__) vote
granting approval of a Mountain View Plane – Wheeler Opera House Review and Dimensional
Variance Review, as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1: General Approval
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Planning and Zoning Commission hereby approves a Mountain View Plane Review
and Setback Variance as shown in Exhibit B to this Resolution for the property located at 701 S.
Monarch St.
Section 2: Engineering Department
The Applicant’s design shall be compliant with all sections of the City of Aspen Municipal
Code, Title 21 and all applicable standards published by the Engineering Department.
P11
VI.A.
Planning and Zoning Commission
Reso No. __, Series 2016
Page 2 of 4
1. The curb cut entrance to the parking area and adjacent ROW shall meet all Engineering
Department standards or a variance to the design standards must be approved by the City
Engineer at the time of Building Permit. Any representation of stairs in the ROW shown
on the land use approval documents are not permitted and do not have Engineering
Department approval. A more detailed grading plan shall be submitted to the Engineering
Department to determine an appropriate sidewalk and driveway configuration.
Section 3: Zoning
1. The fence used along the trash enclosure shall meet Subsection 26.575.020. E.5 of the
Land Use Code at building permit, as amended.
2. The floor area calculations of the demolished and replacement structures shall be
confirmed by the City Zoning Enforcement Officer at the time of building permit
Section 4: Parks Department
1. Parks has no concerns regarding any interior work in the courtyard, however, it appears
that they will be removing part of the wall and moving the drive entrance closer to the
cottonwood tree. There is also an aspen tree just outside of the NW corner wall that may
be impacted that will be assessed at building permit. The work near these trees shall be
coordinated with and approved by the City Forester.
2. A tree dripline excavation permit will be required for this project.
.
Section 5: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
Section 6:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department and the Planning and Zoning
Commission, are hereby incorporated in such plan development approvals and the same shall be
complied with as if fully set forth herein, unless amended by other specific conditions or an
authorized authority.
Section 7:
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 8:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
FINALLY, adopted, passed and approved this 20th day of December, 2016.
P12
VI.A.
Planning and Zoning Commission
Reso No. __, Series 2016
Page 3 of 4
Approved as to form: Approved as to content:
__________________________ ______________________________
Deborah Quinn, Assistant City Attorney Keith Goode, Chair
Attest:
_______________________________
Cindy Klob, Records Manager
Attachments:
Exhibit A: Legal Description
Exhibit B: Approved Drawings
P13
VI.A.
Planning and Zoning Commission
Reso No. __, Series 2016
Page 4 of 4
Exhibit A, Legal Description
CARIBOU CONDOMINIUMS ACCORDING TO THE CONDOMINIUM MAP THEREOF
RECORDED IN PLAT BOOK 4 AT PAGE 379, AND ACCORDING TO THE FINAL
SUBDIVISION PLAT OF THE CARIBOU CONDOMINIUMS RECORDED IN PLAT BOOK
4 AT PAGE 404, AND CONDOMINIUM MAP OF PARCEL B, UNITS 5, & 6, CARIBOU
CONDOMINIUMS, RECORDED IN PLAT BOOK 4 AT PAGE 454 AND SECOND
AMENDED CONDOMINIUM MAP RECORDED SEPTEMBER 8, 2010 IN PLAT BOOK 94
AT PAGE 52 AND AS DEFINED AND DESCRIBED IN THE CONDOMINIUM
DECLARATION FOR CARIBOU CONDOMINIUMS RECORDED APRIL 24, 1973 IN
BOOK 275 AT PAGE 28, AND THE AMENDMENTS THERETO RECORDED NOVEMBER
2, 1973 IN BOOK 280 AT PAGE 971, RECORDED DECEMBER 24, 1973 IN BOOK 282 AT
PAGE 822, RECORDED MAY 2, 1975 IN BOOK 298 AT PAGE 437, RECORDED APRIL 28,
1975 IN BOOK 311 AT PAGE 30I, RECORDED JUNE 18, 1998 UNDER RECEPTION NO.
418308, RECORDED SEPTEMBER 8, 2010 UNDER RECEPTION NO. 573338. CITY OF
ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
P14
VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.3
12/12/16 PROPOSED SITE PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16123
18
18
1A 4.2 1A 4.2
5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"10'-0"22'-1/4"6'-9"20'-7 3/4"
1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
TOTAL DECK LEVEL
TRAVEL DISTANCE
OF 49'-5".
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
REC.
COVERED COMMON
AREA
REC.
UP
NOTE: TOTAL TRAVEL DISTANCE
EXEEDS 100'-0", ONE HOUR ASSEMBLY
REQUIRED AROUND STAIRCASE
PLANTER ABOVE
ENCLOSED
STAIRCASE
PLANTER
PLANTER
FSPA
POOL FLAGSTONE WALKBUILDING
BUILDING
NEW PLANTER AT 30" MAX.
OFF FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 3/16" = 1'-0"1 PROPOSED SITE PLAN
N
3/16" = 1'-0"P15VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.1
12/12/16 PROPOSED MAIN LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
314 sq ft123
18
1
A 4.2
1
A 4.2
5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"10'-0"22'-1/4"6'-9"20'-7 3/4"
1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
TOTAL DECK LEVEL
TRAVEL DISTANCE
OF 49'-5".
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
NOTE: NEW TRASH ENCLOSURE
REQUIRED TO BE A MINIMUM OF
100 sq ft BY ASPEN
ENVIRONMENTAL HEALTH
REC.
EXISTING WALKWAY TO REMAIN
COVERED COMMON
AREA
REC.
UP
NOTE: TOTAL TRAVEL DISTANCE
EXEEDS 100'-0", ONE HOUR ASSEMBLY
REQUIRED AROUND STAIRCASE
PLANTER ABOVE
ENCLOSED
STAIRCASE
PLANTER
PLANTER
SPA
BUILDING
BUILDING
NEW PLANTER AT 30" MAX.
OFF FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 1/4" = 1'-0"1 MAIN LEVEL PLANP16 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.2
12/12/16 PROPOSED LOWER LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
3,726 sq ft
L2
1'-0"10'-1 1/4"10'-1 1/4"9'-0"9'-0"9'-0"0'-8"9'-0"0'-8"9'-0"49'-6 7/8"12'-10"52'-4 7/8"
50'-0 7/8"14'-3 1/2"11'-10"41'-1 5/8"53'-6 1/8"9'-8"8'-4 5/8"67'-1 1/8"16'-6 5/8"3'-2 1/8"15'-10 5/8"3'-2 1/8"1'-8 5/8"49'-8"28'-8 5/8"18
1
A 4.2
1
A 4.2
MATCH LOCATION
OF COLUMN ABOVEEXCAVATION EXTENDED 7'
BELOW BUILDING ABOVE
ADJUST COLUMN
LOCATION
TOTAL SUBGRADE TRAVEL
DISTANCE OF 80'-1 1/4"
KEEP NEW
FOUNDATION CLEAR
OF TREE ROOTS
UP
3
4
2
1
5
6
7
8
1
PROPOSED GARAGE
95'-0"
7'-0 CLEAR HT
UNDER ANY STRUCTURE
FOR DRIVING
VEHICLE ELEVATOR
TRENCH DRAINSLOPE
1.2%
SLOPE
1.2%
SLOPE
1%
SLOPE
1%
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
314 sq ft
SCALE: 1/4" = 1'-0"1 LOWER LEVEL PLANP17 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.1
12/12/16 PROPOSED ELEVATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
AREA OF PROPOSED WORK
3'-6"GLASS ABOVE WALLS
CURVED ROOF TO MATCH
OTHER CARIBOU ROOFS
NEW GARBAGE ENCLOSURE
BEHIND
LINE INDICATES WHEELER
OPERA VEWPLANE
SHADED AREA INDICATES NEW
ENCLOSED STAIRWELL WALL
100'-0"
T.O. SLAB @ ENTRY
EXISTING TO REMAIN
T.O. FF. @ THIRD LEVEL
ROOF TOP PLATE
-12''-1 1/4"
T.O. SLAB @ GARAGE
108'-11 1/2"
T.O. F.F. @ SECOND
LEVEL (VIF)
EXISTING TO REMAIN
-2'-3"
HIGH POINT ON
PARKING LOT
49'-7"12'-10"52'-4 3/4"
SCALE: 1/4" = 1'-0"1 EAST ELEVATIONP18 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.2
12/12/16 PROPOSED SECTIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/167'-0"6"7'-0"8'-0"4'-7 7/8"3'-6"CAR ELEVATOR ROOF TO MATCH MATERIAL
AND STYLE OF OTHER CARIBOU ROOFS
GLASS ABOVE WALLS
DARK GREY MATTE METAL DOOR
TO MATCH CARIBOU ROOFS
SCALE: 1/2" = 1'-0"1 SECTIONP19
VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.3
12/12/16 PROPOSED SECTIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/168'-0"3'-4"
3'-0"6'-8"7'-0"7'-11 1/2"EXISTING COLUMN
EXISTING CEILING/FLOOR SYSTEM
NEW AREA OF PROPOSED STAIRWELL
ENCLOSURE IN THE VIEWPLANE
BUILD STAIR ENCLOSURE
WALLS UP TO EXISTING
OVERHANG. (SHOULD NOT
COUNT TOWARDS FAR SINCE
THIS AREA IS ALREADY
CONSIDERED LLOGIA).
PROPOSED PARKING GARAGEPROPOSED STAIR ENCLOSURE
EXISTING LLOGIA & COVERED
COMMON AREA
EXISTING LIVING SPACE ABOVE
OPEN
PLANTER
T.O. SLAB @ ENTRY
100'-0"
HIGH POINT ON PARKING LOT
97'-9" (-2'-3")
T.O. SLAB @ GARAGE
87'-10 3/4" (-12'-1 1/4")
T.O. PLY @ 2ND LEVEL
108'-11 1/2" (V.I.F.)
B.O. FLOOR ASSEMBLY
107'-11 1/2" (V.I.F.)
OPEN
SCALE: 1/2" = 1'-0"1 PROPOSED STAIR ENCLOSURE SECTIONP20 VI.A.
PROPOSED CAR ELEVATOR
PROPOSED TRASH ENCLOSURE
6'-0" WALLS WITH BEAR FENCE ON TOPP21
VI.A.
Page 1 of 1
Exhibit A –Variance Review Staff Findings
Chapter 26.314, Variance
A. In order to authorize a variance from the dimensional requirements of Title 26, the
appropriate decision-making body shall make a finding that the following three (3)
circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals,
objectives and policies of this Title and the Municipal Code; and
Staff Findings: The purpose of the City’s land use code is very general. It does,
however, speak to the legitimate rights and reasonable expectations of property owners.
Staff believes a reasonable expectation is that zoning limitations are observed and
enforced as uniformly as practical. Staff finds the criteria not met.
2. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
Staff Findings: Staff believes reasonable use of the property already exists and that no
variance is necessary to achieve reasonable use. Staff finds the criteria not met.
3. Literal interpretation and enforcement of the terms and provisions of this Title
would deprive the applicant of rights commonly enjoyed by other parcels in the
same zone district and would cause the applicant unnecessary hardship, as
distinguished from mere inconvenience. In determining whether an applicant's
rights would be deprived, the Board shall consider whether either of the following
conditions apply:
a. There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or
buildings in the same zone district and which do not result from the actions of
the applicant; or
Staff Findings: The Applicant seeks a variance to accommodate a subgrade parking
garage. The property has six parking spaces and six units, which meets the
requirements of this Title for off-street parking. Staff finds the criteria not met.
b. Granting the variance will not confer upon the applicant any special privilege
denied the terms of this Title and the Municipal Code to other parcels, buildings
or structures, in the same zone district.
Staff Findings: Receipt of a setback variance would grant a special privilege not
available to other properties. Staff finds the criteria not met.
P22
VI.A.
Exhibit B – Mountain View Plane Review Staff Findings
Chapter 26.435, Environmentally Sensitive Areas
26.435.010.C. Purpose, Mountain view planes. Development within designated mountain
view planes as set forth in Section 26.435.050 shall be subject to heightened review so as to
protect mountain views from obstruction, strengthen the environmental and aesthetic character of
the City, maintain property values and enhance the City's tourist industry by maintaining the
City's heritage as a mountain community.
26.435.050. Mountain view plane review.
C. Mountain view plane review standards. No development shall be permitted within a
mountain view plane unless the Planning and Zoning Commission makes a determination that
the proposed development complies with all requirements set forth below.
1. No mountain view plane is infringed upon, except as provided below.
When any mountain view plane projects at such an angle so as to reduce the maximum
allowable building height otherwise provided for in this Title, development shall proceed
according to the provisions of Chapter 26.445 as a Planned Development so as to provide
for maximum flexibility in building design with special consideration to bulk and height,
open space and pedestrian space and similarly to permit variations in lot area, lot width,
yard and building height requirements and view plane height limitations.
Staff Findings: The subject property is within the Wheeler Opera House View Plane. The
subject property is not located within a designated Planned Development. While the
maximum allowable building height allowed by this Title is reduced by the Mountain
View Plane, the property is already developed with two multi-family residential
buildings. The Application is for an accessory structure which is lower than both the
existing buildings. Additionally, the proposed structure is completely blocked from the
origin point of the Wheeler Opera House View Plane. Undergoing a Planned
Development Review for this accessory structure would be excessive for this type of
development review. Staff finds the criterion is met.
The Planning and Zoning Commission, after considering a recommendation from the
Community Development Department, may exempt a development from being processed
as a Planned Development when the Planning and Zoning Commission determines that
the proposed development has a minimal effect on the view plane.
Staff Findings : The building is approximately 1,300 feet from the View Plane point of
origin. Several other buildings intercept the View Plane and as a result, neither the
existing structures on the subject property, nor the proposed parking garage or other
elements of the project, are visible from the Wheeler Opera House vantage point. The
Applicant has provided several photos to support this claim. Staff finds the criterion is
met.
When any proposed development infringes upon a designated view plane, but is located
in front of another development which already blocks the same view plane, the Planning
and Zoning Commission shall consider whether or not the proposed development will
further infringe upon the view plane and the likelihood that redevelopment of the
adjacent structure will occur to re-open the view plane. In the event the proposed
P23
VI.A.
Exhibit B – Mountain View Plane Review Staff Findings
Chapter 26.435, Environmentally Sensitive Areas
development does not further infringe upon the view plane and re-redevelopment to
reopen the view plane cannot be anticipated, the Planning and Zoning Commission shall
exempt the development from the requirements of this Section.
Staff Findings: The 300 Building is located approximately 1,300 feet from the Wheeler
Opera House View Plane origin point, behind several developments that infringe upon
the View Plane. Staff finds the criterion does not apply.
P24
VI.A.
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
October 6, 2016
Ms. Jessica Garrow, AICP
Community Development Director
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 701South Monarch Street, Caribou Condominiums, Aspen, CO.
Ms. Garrow:
Please accept this application to construct a subgrade garage beneath the property located
at 701 South Monarch Street, aka Caribou Condominiums. The site is 12,144 sf gross lot
area and is located in the Lodge Zone District. Slopes in excess of 20% exist on the site
and reduce the lot area to 11,304 sf, as shown on the survey.
The current use is Residential Multi-family including 6 free market residential units that each
span three floors. Surface parking is accessed off Monarch Street and provides 5 legal
onsite parking spaces. There is no alley access for this property. The property is over the
allowable floor area by 165 sf. This application does not propose to increase floor area.
The entire property is located within the Wheeler Opera House View plane, which first
intersects the property at about 2’ above grade on the northeast property corner and at about
1’ above grade on the northwest property corner.
The applicant, Caribou Condominiums Homeowners Association, requests approval to add
a subgrade garage beneath the current surface parking area to provide adequate parking
for the six units: the Land Use Code (Section 26.515, Parking) requires 6 onsite parking
spaces and only 5 are current provided onsite. The application proposes 8 parking spaces
subgrade and 4 surface parking spaces for a total of 12 spaces or 2 per unit.
The proposed subgrade garage requires relocation of the trash enclosure further back on
the property. The existing trash enclosure is 95 sf in size, and is required to be upgraded to
100 sf in size to comply with Municipal Code requirements 1. The currently trash area sits
within the side yard setback, and due to the location of the existing building, is proposed to
site within the side yard setback in its proposed new location. The updated trash area is
1 Liz Chapman indicated that a reduction from 120 sf to 100 sf trash area was acceptable, as long as it is
wildlife proof, and that Environmental Health was amenable to granting a waver through Special Review. An
email confirming this position can be furnished upon request.
P25
VI.A.
proposed to no longer be enclosed with a roof, which reduces the amount that the property
is over the floor area ( to about 70 sf over allowable floor area) and removes the current
non-conforming setback condition. The updated trash area will be uncovered, surrounded
by a wall with a maximum height of six feet, and a locking door. The applicant is working
with Environmental Health Department to possibly provide an electric wire atop the wall to
deter bears and other wildlife from entering the trash area.
The applicant requests 2 separate Land Use reviews:
1. Setback variances:
a. Setback variance for below grade garage of up to 0’ for the front yard (east)
and side yard (north).
b. Setback variance for car elevator of up to 1’ 9.25” for the side yard (north).
2. Viewplane:
Viewplane review for the car lift enclosure, the walls around the trash area, rebuilt
planters around the edge of the surface parking, rebuilt walls around the edge of the
surface parking area, rebuilt stairs to enter the building, new stone veneer on the
existing columns, and the exterior stair entrance.
This application is submitted pursuant to the following sections of the Aspen Land Use
Code:
• 26.304 Common Development Review Procedures
• 26.314 Variances
• 26.435.050 Mountain Viewplane Review
• 26.515 Off-Street Parking;
• 26.575.0202 Calculations and Measurements
• 26.710.190 Lodge (L) Zone District.
The application is divided into three sections: Section I describes the existing conditions
of the project site and environs. Section II outlines the applicant’s proposed development
and Section III addresses the proposed development’s compliance with the applicable
review criteria of the Code. Exhibits are provided as follows:
• Exhibit 1: Land Use Application, Dimensional Requirements Form;
• Exhibit 2: Homeowners Association Compliance Form;
• Exhibit 3: Pre-Application Conference Summary;
• Exhibit 4: Authorization for BendonAdams, LLC to represent the applicant;
• Exhibit 5: Vicinity Map;
• Exhibit 6: Fee Agreement;
• Exhibit 7: Mailing addresses of record for all property owners located within
300 feet of the subject property;
• Exhibit 8: Photographs to illustrate existing conditions and impact of proposal
on viewplane;
• Exhibit 9: Drawings, renderings, survey.
P26
VI.A.
The applicant has attempted to address all relevant provisions of the Code and to provide
sufficient information to enable a thorough evaluation of the application. Upon request,
BendonAdams will gladly provide such additional information as may be required in the
course of the review.
Please contact me with any questions or concerns: 970-925-2855 or
sara@bendonadams.com
Kind Regards,
Sara Adams, AICP
Principal
BendonAdams, LLC
P27
VI.A.
Section I: Existing Conditions
The property, 701 South Monarch Street, is 12,144 sf gross lot area and is located in the
Lodge Zone District. The current use is Residential Multi-family including 6 free market
residential units that each span three floors (Parcel IDs are 2635-131-25-800; and 2735-
131-25-001 thru -006.
Background: According to the
Pitkin County Assessor, the
building was completed in
1973. A subdivision plat was
recorded in 1973 (reception #
163256, Book 4, Page 404)
that referenced approval for 6
units, and depicted 6 surface
parking spaces on the plat. A
condominium map was
recorded for Parcel ‘A’ in
1975 (Book 4, Page 379)
creating 4 units that are each
three stories tall. A separate
condominium map was
recorded for Parcel ‘B’ in 1975
(Book 4, Page 454) creating 2
units and depicting the pool
area. A first amended
condominium map was
recorded in 1999 (Book 51,
Page 62) to show some first
level changes. A second
amended condominium map
was recorded in 2010 (Book 94,
Page 53) to reflect a transfer of
common space into Unit 6. A
remodel that included an
exterior face-lift was completed
in 2010.
Slopes in excess of 20% exist on the site and reduce the lot area to 11,304 sf, as shown on
the survey. The property is over the allowable floor area; however, the proposal does not
increase floor area. The individual units appear to be over the allowed 1,500 sf net livable
area maximum for residential units in the Lodge Zone District. The proposal does not
increase net livable area for the residential units.
Surface parking is accessed off Monarch Street and provides 5 legal onsite parking spaces.
It appears that a trash enclosure was added which reduced the onsite parking from 6
spaces, as shown on the subdivision plat, to the current condition of 5 spaces. There is no
alley access for this property.
Figures 1 & 2 (top to bottom): Vicinity map; Existing conditions looking
southwest (toward lift 1).
P28
VI.A.
Figure 3 & 4 (top to bottom) Entrance into surface parking area, note the grade of Monarch Street;
View of surface parking from main entrance to building (looking northeast toward downtown).
P29
VI.A.
Section II: Proposed Project
The Caribou Condominium HOA is interested in adding parking to the property by
excavating a subgrade garage beneath the existing surface parking area. The subgrade
garage will be accessed with a car lift and is proposed to accommodate 8 parking spaces.
A total of 12 parking spaces (2 per residence) is proposed for this property. The car lift will
be located within an elevator structure that matches the existing architecture and materials.
The structure is located 10 feet back from the front-most façade of the building to meet
Residential Design Standards. The above grade car lift structure and the subgrade garage
are located within the side yard setback (car lift), and front yard and side yard setbacks
(subgrade garage). These features
require a setback variance.
The existing trash area (shown at right)
is proposed to be moved toward the
rear of the property. Because the
existing property is over the allowable
floor area and the size of the trash area
is required to be increased to meet
current Municipal Code requirements,
the trash area is not allowed to be
enclosed (trash enclosures count
toward floor area). The applicant
proposes a trash and recycle area that
is open to the sky, surrounded by walls
that are 6 feet in height with an electric
wire around the top to prevent wildlife
from entering.
Minor changes to the site plan, which result largely from removing the
surface parking area to excavate the garage and then reconstructing the
surface parking, include recladding the stone columns with steel, new
planter boxes and a new uncovered entry way. Exterior stairs are
required egress from the subgrade garage.
The entire proposal, with the exception of below grade development, is
located within the Wheeler Opera House View plane and is subject to
view plane review.
Section III: Applicable Review Criteria
Setback Variances:
The applicant requests the following setback variances for the proposed subgrade parking
garage and car lift. Review criteria for granting a setback variance are addressed below.
1. Setback variance for below grade garage of up to 0’ for the front yard (east)
and up to 0’ for the side yard (north).
Figures 5 & 6 (top to bottom): Current
trash enclosure; detail of current trash
enclosure.
P30
VI.A.
2. Setback variance for car elevator for the side yard (north) of up to 1’ 9.25”.
26.314.040. Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the
appropriate decision-making body shall make a finding that the following three (3)
circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals,
objectives and policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title
would deprive the applicant of rights commonly enjoyed by other parcels in the
same zone district and would cause the applicant unnecessary hardship, as
distinguished from mere inconvenience. In determining whether an applicant's
rights would be deprived, the Board shall consider whether either of the following
conditions apply:
a) There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or
buildings in the same zone district and which do not result from the actions of
the applicant; or
b) Granting the variance will not confer upon the applicant any special privilege
denied by the terms of this Title and the Municipal Code to other parcels,
buildings or structures, in the same zone district.
B. In order to authorize a variance from the permitted uses of Title 26, the appropriate
decision-making body shall make a finding that all of the following circumstances exist:
1. Notice by publication, mailing and posting of the proposed variance has been
provided to surrounding property owners in accordance with Subparagraphs
26.304.060.E.3.a.—c.
2. A variance is the only reasonable method by which to afford the applicant relief,
and to deny a variance would cause the applicant unnecessary hardship such that
the property would be rendered practically undevelopable, as distinguished from
mere inconvenience.
4. The temporary off-site storage or construction staging can be undertaken in such
a manner so as to minimize disruption, if any, of normal neighborhood activities
surrounding the subject parcel.
5. If ownership of the off-site parcel subject to the proposed variance is not vested in
the applicant, then verified written authorization of the parcel's owner must be
provided.
P31
VI.A.
6. Adequate provision is made to restore the subject parcel to its original condition
upon expiration of the variance, including the posting of such financial security as
deemed appropriate and necessary by the appropriate decision-making body to
ensure such restoration.
Response: The property comprises 6 free market multi-family residential units located
within the Lodge Zone District in a prime location on Aspen Mountain. The outstanding
location and proximity to town and to the ski hill mean that the owners of the residential
units have many guests either staying with them or staying through short term rentals.
The current condition of one parking space per unit, when there are usually at least 2 cars
associated with each unit, ends up placing parking on the street and throughout the
neighborhood. A requirement of 1 parking space per unit does not satisfy the needs of
the HOA. The HOA wants to be proactive and responsible, and address their needs onsite
by providing adequate parking rather than use city property to fulfill their parking needs.
Many of the condominium complexes in this neighborhood do not have onsite parking or
have inadequate onsite parking, which contributes to congested parking on the street.
The Caribou Condominiums HOA would like to remove some of the on-street parking by
providing more parking on their property to accommodate the actual number of cars
associated with the residential units. This will provide a better experience for users of
Caribou Condominiums and also for visitors and residents in surrounding condominium
and lodge buildings.
The proposal seeks to exceed the minimum parking requirement of 6 spaces by providing
up to 12 onsite parking spaces. The 2012 AACP lists reducing adverse impacts of the
automobile as a Transportation Policy:
“ V.1 Develop a strategic parking plan that manages the supply of parking
and reduces the adverse impacts of the automobile.”
The proposal to meet the needs of the project onsite and to remove cars from the street
is aligned with the 2012 AACP: removing cars from the street manages the supply of
parking and reduces adverse visual impacts of on-street parking. Removing cars from the
street contributes to the walkability and pedestrian friendly environment of the
neighborhood.
The requested setback variances for the parking structure and subgrade garage are the
minimum amount needed to meet turning radius requirements and to maximize the number
of onsite spaces that can fit on the site; in turn removing the maximum number of cars from
the street.
All construction staging will meet City of Aspen Construction Management Plan
requirements.
P32
VI.A.
Mountain view plane review:
The Wheeler Opera House View plane enters 701 S. Monarch Street at about 2 feet above
existing grade. All above grade changes proposed are within the view plane and require a
finding that “the proposed development has a minimal effect on the view plane.” Review
criteria are addressed below. Please reference the illustrations and drawings included as
Exhibits 8 and 9 for visual reference.
26.435.050.C. Mountain view plane review standards. No development shall be
permitted within a mountain view plane unless the Planning and Zoning Commission
makes a determination that the proposed development complies with all requirements set
forth below. [emphasis added]
1. No mountain view plane is infringed upon, except as provided below.
When any mountain view plane projects at such an angle so as to reduce the
maximum allowable building height otherwise provided for in this Title,
development shall proceed according to the provisions of Chapter 26.445 as a
Planned Development so as to provide for maximum flexibility in building design
with special consideration to bulk and height, open space and pedestrian space
and similarly to permit variations in lot area, lot width, yard and building height
requirements and view plane height limitations.
The Planning and Zoning Commission, after considering a recommendation from
the Community Development Department, may exempt a development from being
processed as a Planned Development when the Planning and Zoning Commission
determines that the proposed development has a minimal effect on the view
plane.
When any proposed development infringes upon a designated view plane, but is
located in front of another development which already blocks the same view
plane, the Planning and Zoning Commission shall consider whether or not the
proposed development will further infringe upon the view plane and the likelihood
that redevelopment of the adjacent structure will occur to re-open the view plane.
In the event the proposed development does not further infringe upon the
view plane and re-redevelopment to reopen the view plane cannot be
anticipated, the Planning and Zoning Commission shall exempt the
development from the requirements of this Section.
Response: The Wheeler Opera House View plane enters the property at about 2 feet above
grade; however, there are numerous buildings between the Wheeler Opera House (“ the
Wheeler”) and 701 S. Monarch making the proposed improvements impossible to see. The
improvements that are within the view plane are: structure that houses the car lift, walls
around the trash area, exterior stairway that provides egress from the garage, and replacing
P33
VI.A.
improvements that will be removed while the subgrade parking structure is excavated such
as retaining walls, entry steps into the building, planter boxes, etc.
Wheeler Opera House
701 S. Monarch St.
Figures 7 & 8 (top to bottom): Photo from the Wheeler toward the property (which is not visible from the Wheeler); GIS map
showing Wheeler Opera House viewplane and subject property.
P34
VI.A.
The property is not visible from the Wheeler Opera House. Numerous properties would
need to be demolished and not reconstructed in order for 701 South Monarch Street to be
visible from the Wheeler Opera House; and considering the distance between the Wheeler
Opera House and subject property, the proposed improvements would be extremely hard to
see. The proposed development does not further infringe on the viewplane considering the
surrounding building and neighborhood context.
P35
VI.A.
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
March, 2016 City of Apen|130 S. Galena St.|(970) 920 5050
ATTACHMENT 2 – LAND USE APPLICATION
PROJECT:
Name: _______________________________________________________________________________________________
Location:_______________________________________________________________________________________________
Parcel ID # (REQUIRED)
APPLICANT:
Name: _______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #:
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#:
TYPE OF APPLICATION: (Please check all that apply):
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (Description of proposed buildings, uses, modifications, etc.)
Have you attached the following? FEES DUE: $ ______________
Pre-Application Conference Summary
Attachment #1, Signed Fee Agreement
Response to Attachment #3, Dimensional Requirements Form
Response to Attachment #4, Submittal Requirements – including Written Responses to Review Standards
3-D Model for large project
All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be
submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference
summary will indicate if you must submit a 3-D model.
GMQS Exemption Conceptual PUD Temporary Use
GMQS Allotment Final PUD (& PUD Amendment)
Special Review Subdivision
Conceptual SPA
ESA – 8040 Greenline, Stream Subdivision Exemption (includes
Margin, Hallam Lake Bluff, Condominiumization)
Mountain View Plane Final SPA (&SPA
Commercial Design Review Lot Split Amendment)
Residential Design Variance Lot Line Adjustment Small Lodge Conversion/
Expansion
Conditional Use Other:
Caribou Condominiums Setback Variance, RDS, and Viewplane Review
701 South Monarch Street. 2735-131-25-800
Caribou Condominiums HOA; Andrew Gerber, President
701 South Monarch Street; Aspen, CO 81611
BendonAdams
300 So. Spring St. 202; Aspen, CO 81611
970.925.2855
6 Residential units, with surface parking on a 12,000+ s.f. lot in the Lodge Zone District
Development of subgrade parking, relocation of the trash enclosure
4,550
Front Yard Variance
Exhibit 1
P36
VI.A.
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
March, 2016 City of Apen|130 S. Galena St.|(970) 920 5050
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Applicant: ______________________________________________________________________________
Location: ______________________________________________________________________________
Zone District: ______________________________________________________________________________
Lot Size: _______________________________________________________________________________
Lot Area: _ _____________________________________________________________________
(For the purpose of calculating Floor Area, Lot Area may be reduced for areas within the high-water
mark, easement, and steep slopes. Please refer to the definition of Lot Area in the Municipal
Code.)
Commercial net leasable: Existing: _____________ Proposed: _________________________________
Number of residential units: Existing: _____________ Proposed: _________________________________
Number of bedrooms: Existing: _____________ Proposed: _________________________________
Proposed % of demolition (Historic properties only): ______________
DIMENSIONS:
Floor Area: Existing: _____________ Allowable: ___________Proposed ____________
Principal bldg. height: Existing: _____________ Allowable: ___________Proposed____________
Access. Bldg. height: Existing: _____________ Allowable: __________ Proposed_____________
On-Site parking: Existing: _____________ Required: ___________Proposed_____________
% Site coverage: Existing: _____________ Required: ___________Proposed_____________
% Open Space: Existing: _____________ Required: ___________Proposed_____________
Front Setback: Existing: __ __ _______ Required ____________Proposed _____________
Rear Setback: Existing: _____________ Required: ___________Proposed _____________
Combined F/F: Existing: _____________ Required ___________ Proposed _____________
Side Setback: ______ Existing: _____ _______ Required: ___________Proposed _______
Side Setback: Existing: _____________ Required ___________ Proposed _____________
Combined Sides: Existing: _____________ Required ___________ Proposed _____________
Distance between Bldgs. Existing: _____________ Required: ___________ Proposed _____________
Existing: _____________ Required: ___________Proposed: _____________
Existing non-conformities or encroachments: __________________________________________________
_______________________________________________________________________________________
Variations requested: __
____________________________
_______________________________________________________________________________________
None.
__________________________________Front and sideyard setback variance to accomodate subgrade garage; sideyard setabck variance
to accomodate car lift; View plane approval.__________________________
Project: _______________________________Caribou Condominiums Setback Variances and Viewplane Review_______________________________________________
Caribou Condominium Association
701 So. Monarch St.
Lodge
12,189 s.f.
_____11,304 s.f._
6 6
n/a n/a
n/a n/a
n/a
11,469 sf 11,304 sf no change
5 6 12
5 feet
5 feet
n/a
5 feet
5 feet
0 for subgrade garage0 for walls
north
south
up to 0' for garage; up to 1'9" for car elevator
structure
no change
no change
no change
no change
no change
n/an/a
n/a
n/a
no change
about 0' for walls
'
P37
VI.A.
City C970
COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies
with all applicable covenants and homeowner association policies. The certification must be signed by
the property owner or Attorney representing the property owner.
Name: Andrew Gerber Property
Owner (“I”): Email: andrewsgerber@gmail.com Phone No.:
Address of
Property:
(subject of
application)
Caribou Condominiums HOA
701 South Monarch Street
Aspen, CO 81611
I certify as follows: (pick one)
□This property is not subject to a homeowners association or other form of private covenant.
□This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
■This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners association or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Sep 27, 2016
Owner signature: _________________________ date:___________
Owner printed name: Andrew Gerber, President Caribou Condominiums HOA
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
Exhibit 2
P38
VI.A.
ASLU
Setback Variance | ESA Review
701 S. Monarch St.
273513125800 1
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Hillary Seminick, 970-429-2741 DATE: 3.27.2015
PROJECT: 701 S. Monarch St. (Caribou Condominiums) HS UPDATED: 7.22.2016
REPRESENTATIVE: Sara Adams
REQUEST: Setback variance
DESCRIPTION: The applicant is interested in adding an underground garage below the existing parking area. An existing
trash and recycling area would need to be relocated to accommodate the improvement. The property is approximately
12,189 square feet and is located in the Lodge zoning district. Any new development is subject to the zoning requirements
of Section 26.710.190. Portions of the existing parking area and retaining wall are located within the front and side setbacks.
The maximum FAR for the lot is 1:1 and based on estimates from the Pitkin County Assessor’s data, the existing floor area
is close to or possibly over that limit. Portions of the property may have slopes greater than 20%, which can cause a
reduction in allowable floor area up to 25%. A professional site survey will be necessary to determine the areas with steep
slopes and potential reductions to establish the allowable FAR for the property. This may cause the existing FAR to be
non-conforming. A structure with non-conforming FAR may not be expanded in such a way that increases the non-
conformity. There are six units, and each unit is permitted a 250 square foot FAR exemption for a garage or carport. The
existing development has not used this exemption for any of the units. It is likely any additional FAR created by the proposal
will not surpass the allowable remaining exemption, however accurate FAR calculations will be required as part of the
application to demonstrate this.
Residential Design Standards for multi-family shall apply. All off-street parking spaces shall meet the requirements of
Section 26.515. The relocated trash enclosure will need to be reviewed and approved by the Environmental Health
Department.
The applicant is currently exploring three potential options to access the subgrade garage which extend into the setbacks,
the land use review process for each option is outlined below.
Option A: Ramp
The subgrade garage would be accessed via a ramp from South Monarch St. Coordination with Engineering shall be
required to ensure that the design complies with Engineering standards. All areas of development within a setback including
the ramp, trash enclosure and subgrade garage features requires a setback variance. A setback variance may be reviewed
by the Board of Adjustment and is a public hearing. The review criteria for variances are located in Section 26.314.040.
Presently there is no BOA quorum. If this option is pursued, the variance shall be heard before Council.
Option B: Above Grade Garage and Car Elevator
The subgrade garage would be accessed by an above grade garage located on the existing parking area deck. The
proposed garage location is within the setback and Main Street View Plane. Additionally, the garage placement may not
meet Residential Design Standards 26.410.030.C.2.d (1), which requires all garages within the Infilll area to be setback 10’
or more from the front-most façade of the principal structure. Both Mountain View Plane and RDS reviews are under the
review authority of the Planning and Zoning Commission; therefore, all three reviews would be heard by the Commission.
The property is within the Lodge zone district. Impacts to a Mountain View Plane are subject to the Charter Amendment,
also known as Referendum One. Should the project receive Mountain View Plane approval, said approval would be subject
to a public vote.
P39
VI.A.
2
Option C: Lift Access
The applicant is exploring the potential to install a freight access, similar to those found in larger municipalities such as New
York City. Staff has identified a lift similar to what was discussed with the applicant representative on 7.20.2016 and a link
can be found here: http://www.totalliftingsolutions.co.uk/products/underground-parking-lift/four-30. The Applicant will be
required to provide documentation demonstrating the improvements in relationship to the Main Street View Plane. Similar
to Option A, this option would require setback variances for the subgrade garage structure, the car lift, and the relocated
trash enclosure. This is the only land use review required for the project, therefore, the Board of Adjustments is the review
authority. As previously noted, there is currently no quorum for BOA; therefore, the variance would require Council review.
If it is found the improvements impact the view plane, the review may be combined with the Setback Variance request at
City Council review. If a Mountain View Plane approval is granted by Council, the approval would be subject to the provisions
of Referendum One.
Below are links to the Land Use Application form and Land Use Code for your convenience:
Land Use App:
http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2013%20land%20use%20app%20form.pdf
Land Use Code:
http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use-Code/
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.314 Variances
26.410 Residential Design Standards 26.435.050 Mountain View Plane
26.515 Off-Street Parking
26.575.020 Calculations and Measurements
26.710.190 Lodging zone district
Review by: Staff for complete application
Engineering
Board of Adjustment for decision
Public Hearing: Option A+ C: Yes, at Board of Adjustment/City Council
Option B: Yes, at Planning and Zoning Planning Fees: Option A+ C: Variance ($1,950 for 6 hours)
Option B: Environmentally Sensitive Area Review ($3,250)
Referral Fees: Engineering (per hour) - $325
Environmental Health (flat fee) - $975
Total Deposit: Option A + C: $3,250 (additional hours over deposit amount are billed at a rate of
$325/hour)
Option B: $4,550 (additional hours over deposit amount are billed at a rate of
$325/hour)
To apply, submit the following information:
Completed Land Use Application and signed fee agreement.
Pre-application Conference Summary (this document).
P40
VI.A.
3
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).
A written description of the proposal and an explanation in written, graphic, or model form of how the proposed
development complies with the review standards relevant to the development application and relevant land use
approvals associated with the property. Drawings should include Mountain View Planes where applicable.
Existing and proposed FAR calculations for the property.
A site improvement survey (no older than a year from submittal) including topography and vegetation showing the
current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. The survey
shall include documentation as to where Mountain View Planes are located on the property.
Written responses to all review criteria (26.314, 26.410, 26.435.030)
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted:
2 Copies of the complete application packet and, if applicable, associated drawings.
Total deposit for review of the application.
A digital copy of the application provided in pdf file format.
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.
P41
VI.A.
City C970
COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies
with all applicable covenants and homeowner association policies. The certification must be signed by
the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□ This property is not subject to a homeowners association or other form of private covenant.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners association or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
P42
VI.A.
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
September 1, 2016
Ms. Jessica Garrow, AICP
Community Development Director
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: Caribou Condominiums Homeowners Association; Aspen, CO.
Ms. Garrow:
Please accept this letter authorizing BendonAdams, LLC, to represent our interests in
the Caribou Condominiums Homeowners Association and act on our behalf on matters
reasonably associated in securing land use approvals for the Association.
If there are any questions about the foregoing or if I can assist, please do not hesitate to
contact me.
Kind Regards,
Andrew Gerber, President
Caribou Condominiums HOA
701 South Monarch Street
Aspen, CO 81611
e: andrewsgerber@gmail.com
P43
VI.A.
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
P44
VI.A.
738
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800
800800
800
800
918915911909
938940
919917
936934
946
944 928926
755
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P
PR-15
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701 S. Monarch St. Map
Urban Growth Boundary (UGB)
Emissions Inventory Boundary (EIB)
Aspen Boundary
Greenline 8040
Historic Sites
Historic Districts
Parcel Boundary
October 3, 2016
1:4,51400.07 0.140.035 mi
0 0.085 0.170.0425 km
P45
VI.A.
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
March, 2016 City of Apen|130 S. Galena St.|(970) 920 5050
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment
of these fees is a condition precedent to determining application completeness. I understand that as the property owner that
I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are
non-refundable.
$.___________flat fee for __________________. $.____________ flat fee for _____________________________
$.___________ flat fee for __________________. $._____________ flat fee for _____________________________
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that addit ional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review and presentation of sufficient information to enable legally required findings to be made for project
consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to
the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of
an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay
the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not
render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly
rates hereinafter stated.
$________________ deposit for_____________ hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen: Property Owner:
________________________________ _______________________________________________
Jessica Garrow, AICP
Community Development Director Name:
_______________________________________________
Title:
_______________________________________________
City Use:
Fees Due: $____Received $_______
Caribou Condominium Association
Andrew Gerber, President
701 South Monarch Street
Aspen, CO 81611
970-
andrewsgerber@gmail.com
701 So. Monarch Street
Aspen, CO 81611
3,250 10
325 1
975 Environmental Health
Caribou Condominium HOA
Andrew Gerber, President
P46
VI.A.
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273513125800 on 08/30/2016
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
P47
VI.A.
HARVEY JEFFREY
CHICAGO, IL 606375203
5825 S BLACKSTONE AVE #2
YEN RESIDENCE LLC
ASPEN, CO 81611
715 W MAIN ST #201
STONE FAMILY TRUST
MILL VALLEY, CA 94941
1 THROCKMORTON LN
ABSOLUTE II LLC
GAYLORD, MI 49734
PO BOX 673
HANSEN BRUCE G
DENVER, CO 80224
2020 S ONEIDA ST #210
COSTANZA CHARLES & PHYLLIS K
SAN FRANCISCO, CA 94105
88 HOWARD ST #2004
WACHTMEISTER ERIK C R
WARRENTON, VA 201877247
6248 WHITEHALL FARM LN
EMERICK SHELLEY W
BOULDER, CO 80304
2449 5TH ST
SOLOMON GARY GRANDCHILDRENS TRUST
CHICAGO, IL 60657
3139 N LINCOLN AVE #212
GERBER ANDREW
ASPEN, CO 81611
465 N MILL ST 15-102
ASPEN SKIING COMPANY LLC
ASPEN, CO 81612
PO BOX 1248
S C JOHNSON AND SON INC
RACINE, WI 53403
1525 HOWE ST
GRUMBACHER MATTHEW R
BASALT, CO 81621
15575 FRYING PAN RD
DOLINSEK JOHN
ASPEN, CO 81611
619 S MONARCH ST
DOLINSEK JOSEPHINE
ASPEN, CO 81611
619 S MONARCH ST
FORD NOLA M TRUST
ASPEN, CO 81611
700 MONARCH ST #203
BROWNING J LEE BELIZE TRUST
ASPEN, CO 81611
0201 HEATHER LN
LYNTON BRUCE
ASPEN, CO 81612
PO BOX 9158
MILLER DON
ASPEN, CO 81611
731 S MILL ST # 1B
NILES LAURENCE
ASPEN, CO 81611
731 S MILL ST# 1B
DAUBENMIER STEVE
ASPEN, CO 81611
731 S MILL ST #1B
BAKER KATHY
ANN ARBOR, MI 481059463
2960 BARCLAY WY
LYNTON BRUCE & MARGARET
ASPEN, CO 81612
PO BOX 9158
DAUBENMIER STEVE R TRUST
SCOTTSDALE, AZ 85255-3471
23623 N SCOTTSDALE RD #D3
MILLER DON E
NEW YORK, NY 10003
300 MERCER ST APT 31H
SLY ROBERT STANLEY
LYNEHAM ACT 2602 AUSTRALIA,
9 HALL ST
PO BOX 93
WELLS RICH
ASPEN, CO 81612
PO BOX 4867
ERICKSON CLAIRE L & BETTY LOU FLP
HUDSON, WI 54016
1231 INDUSTRIAL RD
BAKER DANA B
DALLAS, TX 75201
200 CRESCENT CT #1450
BAKER STEPHANIE
DALLAS, TX 75201
200 CRESCENT CT #1450
P48
VI.A.
SCHAINUCK LEWIS I & MICHELLE T
SAN DIEGO, CA 921062917
3235 HARBOR VIEW DR
STANBROOK STEVEN & JUDY
RACINE, WI 53402
3063 MICHIGAN BLVD
STUART FAMILY TRUST
NASHVILLE, TN 37215-4617
1 CASTLEWOOD CT
APRIL FAMILY TRUST
WICHITA, KS 67232-9426
3501 S 154TH ST
ROBERT FAMILY TRUST
ATLANTA, GA 30332-0245
771 FERST DR
JAMES FAMILY TRUST
NASHVILLE, TN 37215-4617
1 CASTLEWOOD CT
BILLINGSLEY BOYCE W TRUST
BENTONVILLE, AR 72712
1206 N WALTON BLVD
ROMMA LLC
SAG HARBOR, NY 11963
15 CRESCENT ST
SHINE FAMILY LLC
INDIANAPOLIS, IN 46219-1430
8677 LOGO 7 COURT
MOORE GARY W JR
CARBONDALE, CO 81623
PO BOX 1219
MEEPOS PENNY K LIV TRUST
LOS ANGELES, CA 90064
2999 OVERLAND AVE #130
BUSH STEVEN S
ASPEN, CO 81611
0046 HEATHER LN
ELDER TRUST
LA JOLLA, CA 92038-0308
PO BOX 308
CHIATE PROPERTIES LLC
MALIBU, CA 90265-5342
20628 ROCKCROFT DR
SHLESINGER JOSEPH
TORONTO ON M5H 2R2 CANADA,
BAY ADELAIDE CENTRE
333 BAY ST #640
WALBOHM SAMARA
TORONTO ON M5H 2R2 CANADA,
BAY ADELAIDE CENTRE
333 BAY ST #640
WEYMOUTH KATHARINE
WASHINGTON, DC 20015
3752 OLIVER ST NW
ANDERSON BRUCE J
ASPEN, CO 81611-1854
700 S MONARCH #207
GM & MJ PROPERTIES LLC
LAS VEGAS, NV 89117
1900 MYRTLE ISLAND DR
NILES LARRY & LILY TRUST
PACIFIC PALISADES, CA 90272
1172 BIENVENIDA AVE
TRIPP PAUL
THREE FORKS, MT 59752
PO BOX 326
HILLMAN RICHARD H TRUST
PACIFIC PALISADES, CA 902722718
13564 D ESTE DR
WHEELER CONNIE C
NEW YORK, NY 10022-4148
305 E 55TH ST #202
POLLOCK WILLIAM HARRISON
MIDLAND, MI 48640
608 COLUMBIA RD
WARGASKI ROBERT E TRUST
MCHENRY, IL 60050
30353 N DOWELL RD
BUCHHEIT GERALD A
LAKE VIEW , NY 14085
6210 OLD LAKE SHORE RD
GOODMAN MARK
ASPEN, CO 81611
700 MONARCH ST #103
SCHIFFMAN ROBIN
ASPEN, CO 81611
700 MONARCH ST #103
TUCKER TIMOTHY & PATRICIA
EDINA, MN 55436
6420 STAUDER CIR
OLSON PAUL S & DIANE C
BRECKENRIDGE, CO 804240128
PO BOX 128
P49
VI.A.
BROWN JAMES R JR
NEW YORK, NY 10013
195 HUDSON ST #4B
ELLERBECK FAMILY PTNRSHP LTD II
BANNOCKBURN, IL 60015
2101 WAUKEGAN RD #210
BIEL ALEXANDER L
ASPEN, CO 81612
PO BOX 2424
ROTMAN KENNETH B
TORONTO ONTARIO CANADA M4T 2S3,
22 ST CLAIR AVE EAST #1700
SILVER QUEEN #10 LLC
NEW YORK, NY 10007
37 WARREN ST
FRIEDKIN THOMAS H & SUSAN J
RANCHO SANTA FE, CA 95067
PO BOX 1116
KABERT INDUSTRIES INC
VILLA PARK, IL 60181
PO BOX 6270
MOUNTAIN VILLA TRUST LLC
WELLESLEY, MA 02482
44 WOODCLIFF RD
ESENJAY PETROLEUM CORP
CORPUS CHRISTI, TX 78471
500 N WATER ST #1100 SOUTH
GRAY W CALVIN JR & CONSTANCE M
CENTREVILLE, MD 21617-0140
PO BOX 140
KELTNER DONALD H TRUST
ASPEN, CO 81612
PO BOX 4129
SHADOW MTN AERIE PTNRSHP LLP
LARCHMONT, NY 10538
21 BRIARCLIFF RD
CAPTIVA SHADOW 9 LLC
ASPEN, CO 81612
PO BOX H-3
GLOBAL FAMILY AFFAIRS LLC
NAPERVILLE, IL 60564
3115 WHITE EAGLE DR
ELLIS JAMES BYRON
MARINA DEL REY, CA 90292
17 1/2 FLEET ST
ASPEN DOLOMITE ASSOC NO 6 LLC
VALLEY FORGE, PA 19482
PO BOX 837
GSJ CAPITAL LLC
PEWAUKEE, WI 53072
W296 N2979 FRANCISCA RD
COPE SHADOW MOUNTAIN LP
HARTLAND, WI 53029
N57 W30614 STEVENS RD
DOUGLAS ELIZABETH R REV TRUST
POMPANO BEACH, FL 33062
1717-13 S OCEAN BLVD
ROCK JANET RYAN
POMPANO BEACH, FL 33062
1717-13 S OCEAN BLVD
RYAN STANLEY H
POMPANO BEACH, FL 33062
1717-13 S OCEAN BLVD
RYAN TOBIN M
POMPANO BEACH, FL 33062
1717-13 S OCEAN BLVD
RUPERT INVESTMENTS LP
WICHITA, KS 67202
150 N MARKET
DOLOMITE 12 LLC
CHICAGO, IL 60614
2450 N LAKEVIEW AVE #9
CHETNER PARTNERSHIP LP
CALGARY ALBERTA T2P 1J2,
200 1010 8TH AVE SW
SM-15
CHAGRIN FALLS, OH 44022
45000 S WOODLAND
SPRING LANE INVESTMT LLC
BARRINGTON, IL 60010-5914
8 OAK LAKE DR
COLORADO 2012 TRUST
LITTLE ROCK, AR 72207
2 LONGFELLOW LN
SIMON HERBERT REV TRUST
INDIANAPOLIS, IN 46260-1778
8765 PINE RIDGE DR
STANTON JAMES
NEW YORK, NY 10022
950 THIRD AVE 18TH FL
P50
VI.A.
LEONARD-PECK SHEILA KATHRYN
VINEYARD HAVEN, MA 02568
PO BOX 375P
FJR PROPERTIES LLC
VAIL, CO 81658
PO BOX 1403
MORADA VENTURES INC
CORAL GABLES, FL 33146
866 S DIXIE HIGHWAY
H2 ASPEN LLC
SEDALIA, CO 80135
501 ALLIS RANCH RD
SCHERER ROBERT P TRUST
ASPEN, CO 81611
239 GILBERT ST
LAYDEN MARJORIE A
SANTA BARBARA, CA 93108
1482 E VALLEY RD #602
GETTEL JAMES C REV TRUST
LONGBOAT KEY, FL 34338
30 LIGHTHOUSE POINT DR
HEARST BARBARA BIRCH REV TRUST
SOUTH KENT, CT 06785
131 TREASURE HILL RD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
MAURER MICHAEL S QPRT
INDIANAPOLIS, IN 462601832
9245 N MERIDIAN ST #101
MARUER JANIE K QPRT
CARMEL, IN 46032
11550 N MERIDIAN ST #115
TOP OF MILL TH HOA
ASPEN, CO 81611
911 S MILL ST
SUMMIT PLACE CONDOS
ASPEN, CO 81611
750 S MILL ST
TOP OF MILL MASTER ASSOC
ASPEN, CO 81611
730 E DURANT
ASPEN MOUNTAIN TOWNHOUSES ASSOC
BASALT, CO 81621
411 MEADOW CT
CASCADE TOWNHOUSE VILLAS CONDO
ASPEN, CO 81611
239 GILBERT ST
DOLOMITE VILLAS CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
650 S MONARCH ST
700 MONARCH CONDO ASSOC
ASPEN, CO 81611
700 S MONARCH ST
SHADOW MOUNTAIN VILLAGE CONDO ASSOC
ASPEN, CO 81611
809 S ASPEN ST
SILVER SHADOW AKA 651 MONARCH CONDO ASSOC
ASPEN, CO 81611
651 MONARCH
ASPEN INN APARTMENTS CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
731 S MILL ST
LIFT ONE LODGE ASPEN LLC
ASPEN, CO 81611
605 W MAIN ST #2
ASV ASPEN ST OWNER LLC
BOSTON, MA 021092109
1 POST OFFICE SQ #3150
HALL THOMAS L PERS INCOME & ASSET TRUST
LEAWOOD, KS 66224
15145 PAWNEE CIRCLE
TOP OF MILL INVESTMENTS LLC
HOUSTON, TX 77019
3245 ELLA LEE LN
PETERSON CAPITAL PARTNERS LP
FORT WORTH, TX 76102
301 COMMERCE ST #3300
911 SOUTH MILL ST LLC
ASPEN, CO 81611
911 S MILL ST
TOP OF MILL LLC
COLUMBIA, MO 65203
211 NORTH STADIUM #201
WISEMAN ROBERT TENNANT
ASPEN, CO 81611
449 MOUNTAIN LAUREL DR #2
CADER ANDREW
ASPEN, CO 81611
600 E MAIN ST #103
P51
VI.A.
MOUNTAIN QUEEN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
800 S MONARCH ST
ASPEN RESIDENCE CLUB & HOTEL CONDO ASSOC INC
ORLANDO, FL 32819
9002 SAN MARCO CT
315 EAST DEAN ASSOC INC
NEW YORK, NY 10155
150 E 58TH ST 14TH FL
PETROVICH NICK D
ASPEN, CO 81611-2072
730 E DURANT AVE STE 101
STRAWBRIDGE R STEWART
WILMINGTON, DE 19807
3801 KENNETH PIKE STE B-100
NOREN LARA L
INDIANAPOLIS, IN 46236-8630
11211 FONTHILL DR
NOREN GREGORY L
INDIANAPOLIS, IN 46236
11211 FONTHILL DR
NOREN JEFFREY L
INDIANAPOLIS, IN 46236
11211 FONTHILL DR
GOLAY FRANK & INGA LIVING TRUST
RANCHO MIRAGE, CA 92270
300 LOCH LOMOND RD
P52
VI.A.
Wh eel er Op era H ouse Vi ew pla ne
Sou rce s: Esri, HERE, De Lo rme, Int ermap, in crement P Corp., GEB CO,US GS, FAO , NPS , NRCA N, GeoB ase, IGN, Kad ast er NL, Ordna nce Su rvey,
Oc to be r 5, 201 6
0 0.07 0.1 40.0 35 mi
0 0.0 85 0.170.0 4 25 km
1:4,51 4P53
VI.A.
propertyP54VI.A.
propertyP55VI.A.
propertyP56VI.A.
propertyP57VI.A.
propertyP58VI.A.
propertyP59VI.A.
propertypropertyP60VI.A.
propertypropertyP61VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 0.1
10/5/16 GENERAL INFORMATIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
CONTRACTOR
- -
0103
04
1
A7.1
LOCATION
1
A4.1
1
A5.1
1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS,
AS INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF
THE ARCHITECT REGARDLESS OF WHETHER THE PROJECT FOR
WHICH THEY WERE PRODUCED IS CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REUSED OR REPRODUCED IN ANY
FORM OUTSIDE OF THE PROJECT CONTRACT WITHOUT WRITTEN
AUTHORIZATION FROM THE ARCHITECT.
2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT
CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL
AND RELATED CODES AND PRACTICES. SKILLED AND
QUALIFIED WORKMEN IN THEIR ASSOCIATED TRADES SHALL
PERFORM ALL WORK AT THE HIGHEST STANDARD OF
CRAFTSMANSHIP.
3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION
FOR DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS
OR ALTERED BY EXISTING CONDITIONS.
4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND
CONDITIONS DEPICTED IN THESE DOCUMENTS AND SHALL
NOTIFY THE ARCHITECT OF ANY DISCREPANCIES, OMISSIONS,
AND/OR CONFLICTS PRIOR TO PROCEEDING WITH THE WORK.
ALL DIMENSIONS ON STRUCTURAL DRAWINGS SHALL BE
CHECKED AGAINST ARCHITECTURAL DRAWINGS. NOTIFY THE
ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
PROCEEDING WITH THE WORK.
5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING
ALL TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR
SPECIFICATIONS.
7. THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY
“EQUAL” MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY
THE CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE
ARCHITECT AND/OR OWNER WITH SAMPLES OF ALL FINISH
MATERIALS AND SHALL NOT PROCEED WITH INSTALLATION
UNTIL THE ARCHITECT AND/OR OWNER ISSUES AN APPROVAL.
ALL WORK MUST CONFORM TO THE APPROVED SAMPLE. THE
CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME
FOR REVIEW AS NOT TO DELAY THE WORK IN PROGRESS.
8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE
BUILDING DEPARTMENT WITH A CONSTRUCTION MANAGEMENT
PLAN PRIOR TO OBTAINING A BUILDING PERMIT.
9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE
ARCHITECT FOR WINDOWS, DOORS, CASEWORK, METAL
DETAILING, STAIRS, FIREPLACE, AND ANY OTHER WORK NOTED
IN THE DOCUMENTS. FABRICATION SHALL NOT PROCEED ON
ANY OF THESE ITEMS UNTIL THE CONTRACTOR RECEIVES
APPROVED SHOP DRAWINGS FROM THE ARCHITECT. ALL WORK
SHALL CONFORM TO THE APPROVED SHOP DRAWINGS.
10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION
BRACING, TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE
SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT
BEEN CONSIDERED BY THE ARCHITECT OR ENGINEER. THE
CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE
STRUCTURE THROUGHOUT THE DURATION OF CONSTRUCTION
AND SHALL CONFORM TO ALL FEDERAL, STATE, AND LOCAL
O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING
PROPERTIES UNTIL THE PROJECT IS COMPLETED.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
REQUESTING BUILDING INSPECTIONS AS APPLICABLE TO THE
INTERNATIONAL BUILDING / RESIDENTIAL CODE AND LOCAL
ORDINANCES.
12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS
THROUGH WALLS, FLOORS, AND CEILINGS WITH THE
ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING,
ELECTRICAL, AND LIGHTING DRAWINGS. REFER TO THE
STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES /
REQUIREMENTS IN STRUCTURAL MEMBERS.
13. THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE
MASON’S TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF
COORDINATING ANY ITEMS THAT REQUIRE CLARIFICATION
DURING THE BIDDING PROCESS.
14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING
FIXTURES, SWITCHES, MECHANICAL GRILLES, REGISTERS, AND
THERMOSTAT LOCATIONS PRIOR TO INSTALLATION. THE
CONTRACTOR SHALL ROUGH-IN LIGHTING FIXTURES AND
ILLUSTRATE SWITCH, REGISTER, AND GRILLE LOCATIONS PRIOR
TO THE ARCHITECT WALK-THROUGH.
15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER
FLAPS, ETC. TO BE COPPER OR ENCLOSED BY COPPER
FITTINGS.
GENERAL NOTES
KIM RAYMOND ARCHITECTS, INC.
802 EAST COOPER AVE #4
ASPEN, CO 81611
970-925-2252
STRUCTURAL ENGINEER
ARCHITECT ARCHITECTURAL DRAWINGS
A 0.1 GENERAL INFORMATION
SURVEY
INTERPOLATED SURVEY
A 1.1 EXISTING SITE PLAN
A 1.2 DEMO PLAN
A 1.3 SITE PLAN
A 1.4 FAR CALCULATIONS
A 1.5 FAR CALCULATIONS
A 2.1 PROPOSED MAIN LEVEL PLAN
A 2.2 PROPOSED LOWER LEVEL PLAN
A 4.1 PROPOSED ELEVATIONS
- - RENDERS
STRUCTURAL DRAWINGS
- -
MECHANICAL DRAWINGS
- -
CIVIL DRAWINGS
- -
SHORING DRAWINGS
- -
Caribou Condo Garage
701 South Monarch Street
Aspen, CO 81611
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
FAR (FLOOR AREA RATIO)
SHEET INDEXSYMBOL LEGEND
KL&A, INC., ("STRUCTURAL ENGINEER)
129 EMMA ROAD, UNIT A
BASALT, CO 81621
(970) 927 5174
CIVIL ENGINEER
JEFF RUPPERT, ODISEA
P.O. BOX 1809
PAONIA, CO 81428
970-948-5744
JEFF@ODISEAANET.COM
MECHANICAL ENGINEER
- -
SHORING ENGINEER
- -
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LEGAL DESCRIPTION:
273513125800
L
12,144 SQ. FT.
MULTI-FAMILY
####
####
####
####
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE
USED AS AMENDED
BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
- 2009 INTERNATIONAL RESIDENTIAL
CODE
- 2009 INTERNATIONAL ENERGY
CONSERVATION CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
GLU-LAM
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A9.1
ELEVATION
MARKER
SECTION
MARKER
DETAIL CUT
DETAIL
1
A6.1
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION
MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME
AND NUMBER
- -
ADDRESS: 701 SOUTH MONARCH,
ASPEN, CO 81611
PARCEL ID: 273513125800P62 VI.A.
P63VI.A.
C:\General CADD 12\Gxd\27042F2.gxd -- 09/19/2016 -- 10:43 AM -- Scale 1 : 120.000000P64 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.1
10/5/16 EXISTING SITE PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft
5'-0"5'-0"
927 sq ft
13 sq ft
COLUMN
COLUMN
COLUMNCOLUMN
COLUMN
COLUMN COLUMNCOLUMN
TRASH ENCLOSURE WALL
RAILING
SITE WALL LESS
THAN 30" ON
THIS SIDE
SITE WALL MORE THAN
30" ON THIS SIDE
PLANTER WALL
MORE THAN 30"
ON THIS SIDE
PROPERTY LINE
SETBACK LINE SETBACK LINECOVERED COMMON
AREA
FILL INDICATES BUILDING FEATURES IN CUT PLANE
EXISTING PARKING LOT
EXISTING STAIRWAY
EXEMPT FOR LODGE
(L) ZONE DISTRICT
UP
UP
UP
UP
FILL INDICATES LOGGIA AREAINDICATES SITE/PLANTER WALLSFSPA
POOL
SIDEWALK PLANTER BELOWFLAGSTONE WALKBUILDING
BUILDING
COVERED
TRASH
MONARCH STREET
SIDEWALK
SCALE: 3/16" = 1'-0"1 EXISTING SITE PLAN
N
3/16" = 1'-0"P65VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.2
10/5/16 DEMO PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft
5'-0"5'-0"
927 sq ft
13 sq ft
EXISTING PILARS TO REMAIN
SHADED AREA INDICATES
FEATURES TO BE REMOVED
SHADED AREA INDICATES
FEATURES TO BE
REMOVED
SHADED AREA INDICATES
FEATURES TO BE
REMOVED
ENTIRE DRIVE TO BE
REMOVED AND REPLACED
AT DIFFERENT ELEVATION
COLUMN
COLUMN
COLUMNCOLUMN
COLUMN
COLUMN COLUMNCOLUMN
TRASH ENCLOSURE WALL
RAILING
SITE WALL LESS
THAN 30" ON
THIS SIDE
SITE WALL MORE THAN
30" ON THIS SIDE
PLANTER WALL
MORE THAN 30"
ON THIS SIDE
SITE WALL TO BE REMOVED AND ENTRY TO
BE MOVED UPHILL TO SHADED AREA
PROPERTY LINE
SETBACK LINE SETBACK LINECOVERED COMMON
AREA
FILL INDICATES BUILDING FEATURES IN CUT PLANE
EXISTING PARKING LOT
EXISTING STAIRWAY
EXEMPT FOR LODGE
(L) ZONE DISTRICT
UP
UP
UP
UP
FILL INDICATES LOGGIA AREAINDICATES SITE/PLANTER WALLSFSPA
POOL
SIDEWALK PLANTER BELOWFLAGSTONE WALKBUILDING
BUILDING
COVERED
TRASH
MONARCH STREET
SIDEWALK
SCALE: 3/16" = 1'-0"1 DEMOLITION PLAN
N
3/16" = 1'-0"P66VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.3
10/5/16 PROPOSED SITE PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/1612345678910111213141234'-5 1/2"6'-7 1/4"5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"8'-6"1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
REC.
COVERED COMMON
AREA
REC.FSPA
POOL FLAGSTONE WALKBUILDING
BUILDING
NEW PLANTER AT 30" MAX. OFF
FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 3/16" = 1'-0"1 PROPOSED SITE PLAN
N
3/16" = 1'-0"P67VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.4
10/5/16 FAR CALCULATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft 25'-8 1/2"21'-5 1/2"26'-2"21'-2"20'-1 1/2"4'13'20'19'-5 1/8"4'927 sq ft
13 sq ft
542 sq ft538 sq ft390 sq ft
356 sq ft528 sq ft596 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4
COVERED
COMMON AREA
EXISTING TRASH
ENCLOSURE
696 sq ft 710 sq ft
692 sq ft 730 sq ft
772 sq ft
655 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4 DN
DN
DN
DN
666 sq ft699 sq ft
708 sq ft 719 sq ft
59 sq ft70 sq ft76 sq ft
55 sq ft51 sq ft
728 sq ft
649 sq ft
55 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4
SCALE: 1/8" = 1'-0"
1 MAIN LEVEL FAR
A 1.4
SCALE: 1/8" = 1'-0"
2 SECOND LEVEL FAR
A 1.4 SCALE: 1/8" = 1'-0"
3 THIRD STORY FAR
A 1.4
FAR CALCULATIONS
UNIT 1
1st FLOOR: 542 sq ft
2nd FLOOR : 710 sq ft
3rd FLOOR: 719 sq ft
DECK: 59 sq ft
________________________
TOTAL: 2030 sq ft
UNIT 2
1st FLOOR: 538 sq ft
2nd FLOOR : 696 sq ft
3rd FLOOR: 708 sq ft
DECK: 70 sq ft
________________________
TOTAL: 2012 sq ft
UNIT 3
1st FLOOR: 390 sq ft
2nd FLOOR : 772 sq ft
3rd FLOOR: 728 sq ft
DECK: 76 sq ft
________________________
TOTAL: 1966 sq ft
UNIT 4
1st FLOOR: 356 sq ft
2nd FLOOR : 730 sq ft
3rd FLOOR: 666 sq ft
DECK: 55 sq ft
________________________
TOTAL: 1807 sq ft
UNIT 5
1st FLOOR: 528 sq ft
2nd FLOOR : 692 sq ft
3rd FLOOR: 699 sq ft
DECK: 51 sq ft
________________________
TOTAL: 1970 sq ft
UNIT 6
1st FLOOR: 596 sq ft
2nd FLOOR : 655 sq ft
3rd FLOOR: 649 sq ft
DECK: 55 sq ft
________________________
TOTAL: 1955 sq ft
TOTAL CARIBOU FAR
UNIT CALCULATIONS
1ST FLOOR: 2,950 sq ft
2ND FLOOR: 4,255 sq ft
3RD FLOOR: 4,169 sq ft
TOTAL: 11,374 sq ft
DECK + LOGGIA/EXTERIOR STAIRWAYS:
DECKS: 366 sq ft
LOGGIA/EXT. STAIRWAYS: 993 sq ft
TOTAL: 1,359 sq ft (EXEMPT)
(11,304 ALLOWABLE x 15% = 1,696 sq ft)
TRASH ENCLOSURE
1ST FLOOR: 95 sq ft
_____________________________________
TOTAL: 11,469 sq ft
ZONING ALLOWS FOR 1:1 RATIO
GROSS LOT SIZE: 12,144 sq ft
LOT SIZE AFTER GRADE REDUCTION,
SEE SURVEY (12,144 - 840 = 11,304) 11,304 sq ft
CURRENT FAR: 11,469 sq ft
OVER ALLOWED FAR BY: 165 sq ft
P68VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.5
10/5/16 FAR CALCULATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
418 sq ft
44 sq ft
561 sq ft
145 sq ft
70 sq ft
81 sq ft
447 sq ft 344 sq ft 99 sq ft
119 sq ft
137 sq ft 137 sq ft
28 sq ft 28 sq ft
0.5 sq ft
76 sq ft 76 sq ft
28 sq ft
50'-3/4"
9'-8"
53'-6 1/4"41'-1 3/4"11'-10"
14'-3 1/2"8'-4 1/4"8'-4 1/4"67'-1 1/4"8'-4 3/4"
16'-4 3/4"8'-4 1/4"16'-4 3/4"3'-4"3'-4"8'-4 1/4"1.
4.
2.
3.5.
6.7.8.
EXPOSED WALL
SUBGRADE WALL
9.11.10.12.
STAIRCASE WALLS
3,726 sq ft
L2
1'-0"9'-0"9'-0"9'-0"9'-0"9'-0"0'-8"9'-0"0'-8"9'-0"50'-0 7/8"14'-3 1/2"11'-10"41'-1 5/8"53'-6 1/8"9'-8"8'-4 5/8"67'-1 1/8"16'-4 3/4"3'-4"16'-4 3/4"3'-4"MATCH LOCATIONOF COLUMN ABOVEEXCAVATION EXTENDED 7'
BELOW BUILDING ABOVE
ADJUST COLUMN
LOCATION
KEEP NEW
FOUNDATION CLEAR
OF TREE ROOTS
UP
3
4
2
1
5
6
7
8
1
PROPOSED GARAGE
95'-0"
7'-0 CLEAR HT
UNDER ANY STRUCTURE
FOR DRIVING
VEHICLE ELEVATOR
TRENCH DRAINSLOPE
1.2%
SLOPE
1.2%
SLOPE
1%
SLOPE
1%
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Floor Area Calculations
City of Aspen Zoning Submission
SUBGRADE LEVEL WALL LABEL TOTAL WALL AREA (SQ. FT.)EXPOSED WALL AREA (SQ. FT.)
1 99 0
2 119 0
3 418 44
4 561 145
5 70 0.5
6 81 0
7 447 0
8 344 0
9 137 76
10 28 28
11 137 76
12 28 28
OVERALL TOTAL WALL AREA (SQ. FT.)2469
EXPOSED WALL AREA (SQ. FT.)397.5
% OF EXPOSED WALL (EXPOSED/TOTAL)16.10%
PROPOSED SUBGRADE FLOOR AREA CALCULATIONS
SUBGRADE GROSS FLOOR AREA (SQ. FT.): 3726
SUBGRADE COUNTABLE FLOOR AREA (SQ. FT.)599.872418
PROPOSED SUBGRADE LEVEL EXPOSED WALL CALCULATIONS
SCALE: 1/4" = 1'-0"
2 FAR ELEVATIONS
A 1.5
SCALE: 1/8" = 1'-0"
1 LOWER LEVEL PLAN
A 1.5
PROPOSED LOWER LEVEL GARAGE SQ FT.: 524 sq ft
PROPOSED ABOVE GRADE GARAGE SQ. FT.: 314 sq ft
_____________________________________________________________
TOTAL PROPOSED GARAGE SQ. FT.: 838 sq ft
ALL PROPOSED GARAGE/SUBGRADE AREA REMAINS EXEMPT UNDER ALLOWABLE
GARAGE FAR (1500 sq ft)
NUMBER OF UNITS IN CARIBOU CONDO: 6 UNITS
TOTAL ALLOWED GARAGE SQ FT.: 6 x 250 = 1500 sq ft
P69VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.1
10/5/16 PROPOSED MAIN LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/161234567891011121314314 sq ft1234'-5 1/2"6'-7 1/4"5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"8'-6"1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
NOTE: NEW TRASH ENCLOSURE
REQUIRED TO BE A MINIMUM OF
100 sq ft BY ASPEN
ENVIRONMENTAL HEALTH
REC.
EXISTING WALKWAY TO REMAIN
COVERED COMMON
AREA
REC.
SPA
BUILDING
BUILDING
NEW PLANTER AT 30" MAX. OFF
FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 1/4" = 1'-0"1 MAIN LEVEL PLANP70 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.2
10/5/16 PROPOSED LOWER LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
3,726 sq ft
L2
1'-0"9'-0"9'-0"9'-0"9'-0"9'-0"0'-8"9'-0"0'-8"9'-0"49'-6 7/8"12'-10"52'-4 7/8"
50'-0 7/8"14'-3 1/2"11'-10"41'-1 5/8"53'-6 1/8"9'-8"8'-4 5/8"67'-1 1/8"16'-4 3/4"3'-4"16'-4 3/4"3'-4"MATCH LOCATION
OF COLUMN ABOVEEXCAVATION EXTENDED 7'
BELOW BUILDING ABOVE
ADJUST COLUMN
LOCATION
KEEP NEW
FOUNDATION CLEAR
OF TREE ROOTS
UP
3
4
2
1
5
6
7
8
1
PROPOSED GARAGE
95'-0"
7'-0 CLEAR HT
UNDER ANY STRUCTURE
FOR DRIVING
VEHICLE ELEVATOR
TRENCH DRAINSLOPE
1.2%
SLOPE
1.2%
SLOPE
1%
SLOPE
1%
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
SCALE: 1/4" = 1'-0"1 LOWER LEVEL PLANP71 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.1
10/5/16 PROPOSED ELEVATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
AREA OF PROPOSED WORK
GLASS ABOVE WALLS
CURVED ROOF TO MATCH
OTHER CARIBOU ROOFS
NEW GARBAGE ENCLOSURE
BEHIND
LINE INDICATES WHEELER
OPERA VEWPLANE
100'-0"
T.O. SLAB @ ENTRY
EXISTING TO REMAIN
T.O. FF. @ THIRD LEVEL
ROOF TOP PLATE
-12''-1 1/4"
T.O. SLAB @ GARAGE
108'-11 1/2"
T.O. F.F. @ SECOND
LEVEL (VIF)
EXISTING TO REMAIN
-2'-3"
HIGH POINT ON
PARKING LOT
49'-7"12'-10"52'-4 3/4"
SCALE: 1/4" = 1'-0"2 EAST ELEVATIONP72 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.2
10/5/16 PROPOSED SECTIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/167'6"7'8'4'-7 3/4"CAR ELEVATOR ROOF TO MATCH MATERIAL
AND STYLE OF OTHER CARIBOU ROOFS
GLASS ABOVE WALLS
DARK GREY MATTE METAL DOOR
TO MATCH CARIBOU ROOFS
SCALE: 1/2" = 1'-0"1 SECTIONP73
VI.A.
PROPOSED CAR ELEVATOR
PROPOSED TRASH ENCLOSURE
6'-0" WALLS WITH BEAR FENCE ON TOPP74 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 0.1
12/12/16 GENERAL INFORMATIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
CONTRACTOR
- -
0103
04
1
A7.1
LOCATION
1
A4.1
1
A5.1
1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS,
AS INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF
THE ARCHITECT REGARDLESS OF WHETHER THE PROJECT FOR
WHICH THEY WERE PRODUCED IS CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REUSED OR REPRODUCED IN ANY
FORM OUTSIDE OF THE PROJECT CONTRACT WITHOUT WRITTEN
AUTHORIZATION FROM THE ARCHITECT.
2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT
CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL
AND RELATED CODES AND PRACTICES. SKILLED AND
QUALIFIED WORKMEN IN THEIR ASSOCIATED TRADES SHALL
PERFORM ALL WORK AT THE HIGHEST STANDARD OF
CRAFTSMANSHIP.
3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION
FOR DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS
OR ALTERED BY EXISTING CONDITIONS.
4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND
CONDITIONS DEPICTED IN THESE DOCUMENTS AND SHALL
NOTIFY THE ARCHITECT OF ANY DISCREPANCIES, OMISSIONS,
AND/OR CONFLICTS PRIOR TO PROCEEDING WITH THE WORK.
ALL DIMENSIONS ON STRUCTURAL DRAWINGS SHALL BE
CHECKED AGAINST ARCHITECTURAL DRAWINGS. NOTIFY THE
ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
PROCEEDING WITH THE WORK.
5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING
ALL TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR
SPECIFICATIONS.
7. THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY
“EQUAL” MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY
THE CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE
ARCHITECT AND/OR OWNER WITH SAMPLES OF ALL FINISH
MATERIALS AND SHALL NOT PROCEED WITH INSTALLATION
UNTIL THE ARCHITECT AND/OR OWNER ISSUES AN APPROVAL.
ALL WORK MUST CONFORM TO THE APPROVED SAMPLE. THE
CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME
FOR REVIEW AS NOT TO DELAY THE WORK IN PROGRESS.
8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE
BUILDING DEPARTMENT WITH A CONSTRUCTION MANAGEMENT
PLAN PRIOR TO OBTAINING A BUILDING PERMIT.
9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE
ARCHITECT FOR WINDOWS, DOORS, CASEWORK, METAL
DETAILING, STAIRS, FIREPLACE, AND ANY OTHER WORK NOTED
IN THE DOCUMENTS. FABRICATION SHALL NOT PROCEED ON
ANY OF THESE ITEMS UNTIL THE CONTRACTOR RECEIVES
APPROVED SHOP DRAWINGS FROM THE ARCHITECT. ALL WORK
SHALL CONFORM TO THE APPROVED SHOP DRAWINGS.
10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION
BRACING, TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE
SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT
BEEN CONSIDERED BY THE ARCHITECT OR ENGINEER. THE
CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE
STRUCTURE THROUGHOUT THE DURATION OF CONSTRUCTION
AND SHALL CONFORM TO ALL FEDERAL, STATE, AND LOCAL
O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING
PROPERTIES UNTIL THE PROJECT IS COMPLETED.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
REQUESTING BUILDING INSPECTIONS AS APPLICABLE TO THE
INTERNATIONAL BUILDING / RESIDENTIAL CODE AND LOCAL
ORDINANCES.
12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS
THROUGH WALLS, FLOORS, AND CEILINGS WITH THE
ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING,
ELECTRICAL, AND LIGHTING DRAWINGS. REFER TO THE
STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES /
REQUIREMENTS IN STRUCTURAL MEMBERS.
13. THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE
MASON’S TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF
COORDINATING ANY ITEMS THAT REQUIRE CLARIFICATION
DURING THE BIDDING PROCESS.
14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING
FIXTURES, SWITCHES, MECHANICAL GRILLES, REGISTERS, AND
THERMOSTAT LOCATIONS PRIOR TO INSTALLATION. THE
CONTRACTOR SHALL ROUGH-IN LIGHTING FIXTURES AND
ILLUSTRATE SWITCH, REGISTER, AND GRILLE LOCATIONS PRIOR
TO THE ARCHITECT WALK-THROUGH.
15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER
FLAPS, ETC. TO BE COPPER OR ENCLOSED BY COPPER
FITTINGS.
GENERAL NOTES
KIM RAYMOND ARCHITECTS, INC.
802 EAST COOPER AVE #4
ASPEN, CO 81611
970-925-2252
STRUCTURAL ENGINEER
ARCHITECT ARCHITECTURAL DRAWINGS
A 0.1 GENERAL INFORMATION
SURVEY
INTERPOLATED SURVEY
A 1.1 EXISTING SITE PLAN
A 1.2 DEMO PLAN
A 1.3 SITE PLAN
A 1.4 FAR CALCULATIONS
A 1.5 FAR CALCULATIONS
A 2.1 PROPOSED MAIN LEVEL PLAN
A 2.2 PROPOSED LOWER LEVEL PLAN
A 4.1 PROPOSED ELEVATIONS
- - RENDERS
STRUCTURAL DRAWINGS
- -
MECHANICAL DRAWINGS
- -
CIVIL DRAWINGS
- -
SHORING DRAWINGS
- -
Caribou Condo Garage
701 South Monarch Street
Aspen, CO 81611
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
FAR (FLOOR AREA RATIO)
SHEET INDEXSYMBOL LEGEND
KL&A, INC., ("STRUCTURAL ENGINEER)
129 EMMA ROAD, UNIT A
BASALT, CO 81621
(970) 927 5174
CIVIL ENGINEER
JEFF RUPPERT, ODISEA
P.O. BOX 1809
PAONIA, CO 81428
970-948-5744
JEFF@ODISEAANET.COM
MECHANICAL ENGINEER
- -
SHORING ENGINEER
- -
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LEGAL DESCRIPTION:
273513125800
L
12,144 SQ. FT.
MULTI-FAMILY
####
####
####
####
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE
USED AS AMENDED
BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
- 2009 INTERNATIONAL RESIDENTIAL
CODE
- 2009 INTERNATIONAL ENERGY
CONSERVATION CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
GLU-LAM
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A9.1
ELEVATION
MARKER
SECTION
MARKER
DETAIL CUT
DETAIL
1
A6.1
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION
MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME
AND NUMBER
- -
ADDRESS: 701 SOUTH MONARCH,
ASPEN, CO 81611
PARCEL ID: 273513125800P75
VI.A.
P76VI.A.
C:\General CADD 12\Gxd\27042F2.gxd -- 09/19/2016 -- 10:43 AM -- Scale 1 : 120.000000P77 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.1
12/12/16 EXISTING SITE PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft
5'-0"5'-0"
927 sq ft
13 sq ft
COLUMN
COLUMN
COLUMNCOLUMN
COLUMN
COLUMN COLUMNCOLUMN
TRASH ENCLOSURE WALL
RAILING
SITE WALL LESS
THAN 30" ON
THIS SIDE
SITE WALL MORE THAN
30" ON THIS SIDE
PLANTER WALL
MORE THAN 30"
ON THIS SIDE
PROPERTY LINE
SETBACK LINE SETBACK LINECOVERED COMMON
AREA
FILL INDICATES BUILDING FEATURES IN CUT PLANE
EXISTING PARKING LOT
EXISTING STAIRWAY
EXEMPT FOR LODGE
(L) ZONE DISTRICT
UP
UP
UP
UP
FILL INDICATES LOGGIA AREAINDICATES SITE/PLANTER WALLSFSPA
POOL
SIDEWALK PLANTER BELOWFLAGSTONE WALKBUILDING
BUILDING
COVERED
TRASH
MONARCH STREET
SIDEWALK
SCALE: 3/16" = 1'-0"1 EXISTING SITE PLAN
N
3/16" = 1'-0"P78VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.2
12/12/16 DEMO PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft
5'-0"5'-0"
927 sq ft
13 sq ft
EXISTING PILARS TO REMAIN
SHADED AREA INDICATES
FEATURES TO BE REMOVED
SHADED AREA INDICATES
FEATURES TO BE
REMOVED
SHADED AREA INDICATES
FEATURES TO BE
REMOVED
ENTIRE DRIVE TO BE
REMOVED AND REPLACED
AT DIFFERENT ELEVATION
COLUMN
COLUMN
COLUMNCOLUMN
COLUMN
COLUMN COLUMNCOLUMN
TRASH ENCLOSURE WALL
RAILING
SITE WALL LESS
THAN 30" ON
THIS SIDE
SITE WALL MORE THAN
30" ON THIS SIDE
PLANTER WALL
MORE THAN 30"
ON THIS SIDE
SITE WALL TO BE REMOVED AND ENTRY TO
BE MOVED UPHILL TO SHADED AREA
PROPERTY LINE
SETBACK LINE SETBACK LINECOVERED COMMON
AREA
FILL INDICATES BUILDING FEATURES IN CUT PLANE
EXISTING PARKING LOT
EXISTING STAIRWAY
EXEMPT FOR LODGE
(L) ZONE DISTRICT
UP
UP
UP
UP
FILL INDICATES LOGGIA AREAINDICATES SITE/PLANTER WALLSFSPA
POOL
SIDEWALK PLANTER BELOWFLAGSTONE WALKBUILDING
BUILDING
COVERED
TRASH
MONARCH STREET
SIDEWALK
SCALE: 3/16" = 1'-0"1 DEMOLITION PLAN
N
3/16" = 1'-0"P79VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.3
12/12/16 PROPOSED SITE PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16123
18
18
1A 4.2 1A 4.2
5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"10'-0"22'-1/4"6'-9"20'-7 3/4"
1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
TOTAL DECK LEVEL
TRAVEL DISTANCE
OF 49'-5".
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
REC.
COVERED COMMON
AREA
REC.
UP
NOTE: TOTAL TRAVEL DISTANCE
EXEEDS 100'-0", ONE HOUR ASSEMBLY
REQUIRED AROUND STAIRCASE
PLANTER ABOVE
ENCLOSED
STAIRCASE
PLANTER
PLANTER
FSPA
POOL FLAGSTONE WALKBUILDING
BUILDING
NEW PLANTER AT 30" MAX.
OFF FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 3/16" = 1'-0"1 PROPOSED SITE PLAN
N
3/16" = 1'-0"P80VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.4
12/12/16 FAR CALCULATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
95 sq ft
53 sq ft 25'-8 1/2"21'-5 1/2"26'-2"21'-2"20'-1 1/2"4'13'20'19'-5 1/8"4'927 sq ft
13 sq ft
542 sq ft538 sq ft390 sq ft
356 sq ft528 sq ft596 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4
COVERED
COMMON AREA
EXISTING TRASH
ENCLOSURE
696 sq ft 710 sq ft
692 sq ft 730 sq ft
772 sq ft
655 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4 DN
DN
DN
DN
666 sq ft699 sq ft
708 sq ft 719 sq ft
59 sq ft70 sq ft76 sq ft
55 sq ft51 sq ft
728 sq ft
649 sq ft
55 sq ft
UNIT 3 UNIT 2 UNIT 1
UNIT 6 UNIT 5 UNIT 4
SCALE: 1/8" = 1'-0"
1 MAIN LEVEL FAR
A 1.4
SCALE: 1/8" = 1'-0"
2 SECOND LEVEL FAR
A 1.4 SCALE: 1/8" = 1'-0"
3 THIRD STORY FAR
A 1.4
FAR CALCULATIONS
UNIT 1
1st FLOOR: 542 sq ft
2nd FLOOR : 710 sq ft
3rd FLOOR: 719 sq ft
DECK: 59 sq ft
________________________
TOTAL: 2030 sq ft
UNIT 2
1st FLOOR: 538 sq ft
2nd FLOOR : 696 sq ft
3rd FLOOR: 708 sq ft
DECK: 70 sq ft
________________________
TOTAL: 2012 sq ft
UNIT 3
1st FLOOR: 390 sq ft
2nd FLOOR : 772 sq ft
3rd FLOOR: 728 sq ft
DECK: 76 sq ft
________________________
TOTAL: 1966 sq ft
UNIT 4
1st FLOOR: 356 sq ft
2nd FLOOR : 730 sq ft
3rd FLOOR: 666 sq ft
DECK: 55 sq ft
________________________
TOTAL: 1807 sq ft
UNIT 5
1st FLOOR: 528 sq ft
2nd FLOOR : 692 sq ft
3rd FLOOR: 699 sq ft
DECK: 51 sq ft
________________________
TOTAL: 1970 sq ft
UNIT 6
1st FLOOR: 596 sq ft
2nd FLOOR : 655 sq ft
3rd FLOOR: 649 sq ft
DECK: 55 sq ft
________________________
TOTAL: 1955 sq ft
TOTAL CARIBOU FAR
UNIT CALCULATIONS
1ST FLOOR: 2,950 sq ft
2ND FLOOR: 4,255 sq ft
3RD FLOOR: 4,169 sq ft
TOTAL: 11,374 sq ft
DECK + LOGGIA/EXTERIOR STAIRWAYS:
DECKS: 366 sq ft
LOGGIA/EXT. STAIRWAYS: 993 sq ft
TOTAL: 1,359 sq ft (EXEMPT)
(11,304 ALLOWABLE x 15% = 1,696 sq ft)
TRASH ENCLOSURE
1ST FLOOR: 95 sq ft
_____________________________________
TOTAL: 11,469 sq ft
ZONING ALLOWS FOR 1:1 RATIO
GROSS LOT SIZE: 12,144 sq ft
LOT SIZE AFTER GRADE REDUCTION,
SEE SURVEY (12,144 - 840 = 11,304) 11,304 sq ft
CURRENT FAR: 11,469 sq ft
OVER ALLOWED FAR BY: 165 sq ft
P81VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 1.5
12/12/16 FAR CALCULATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
418 sq ft
44 sq ft
561 sq ft
145 sq ft
70 sq ft
81 sq ft
447 sq ft 344 sq ft 99 sq ft
119 sq ft
133 sq ft
27 sq ft 27 sq ft
133 sq ft
0.5 sq ft
27 sq ft
133 sq ft133 sq ft
50'-0 7/8"
9'-8"
53'-6 1/4"41'-1 3/4"11'-10"
14'-3 1/2"8'-4 1/4"8'-4 1/4"67'-1 1/4"8'-4 3/4"
15'-10 5/8"8'-4 1/4"3'-2 1/8"3'-2 1/8"8'-4 1/4"15'-10 5/8"8'-4 1/4"1.
4.
2.
3.5.
6.7.8.
EXPOSED WALL
SUBGRADE WALL
9.11.10.12.
STAIRCASE WALLS
3,726 sq ft
L2
1'-0"10'-1 1/4"10'-1 1/4"9'-0"9'-0"9'-0"0'-8"9'-0"0'-8"9'-0"50'-0 7/8"14'-3 1/2"11'-10"41'-1 5/8"53'-6 1/8"9'-8"8'-4 5/8"67'-1 1/8"16'-6 5/8"3'-2 1/8"15'-10 5/8"3'-2 1/8"1'-8 5/8"49'-8"28'-8 5/8"18
1A 4.2 1A 4.2
MATCH LOCATIONOF COLUMN ABOVEEXCAVATION EXTENDED 7'
BELOW BUILDING ABOVE
ADJUST COLUMN
LOCATION
TOTAL SUBGRADE TRAVEL
DISTANCE OF 80'-1 1/4"
KEEP NEW
FOUNDATION CLEAR
OF TREE ROOTS
UP
3
4
2
1
5
6
7
8
1
PROPOSED GARAGE
95'-0"
7'-0 CLEAR HT
UNDER ANY STRUCTURE
FOR DRIVING
VEHICLE ELEVATOR
TRENCH DRAINSLOPE
1.2%
SLOPE
1.2%
SLOPE
1%
SLOPE
1%
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
314 sq ft
Floor Area Calculations
City of Aspen Zoning Submission
SUBGRADE LEVEL WALL LABEL TOTAL WALL AREA (SQ. FT.)EXPOSED WALL AREA (SQ. FT.)
1 117 0
2 418 44
3 561 145
4 70 0.5
5 81 0
6 447 0
7 346 0
8 99 0
9 133 133
10 27 27
11 133 133
12 27 27
OVERALL TOTAL WALL AREA (SQ. FT.)2459
EXPOSED WALL AREA (SQ. FT.)509.5
% OF EXPOSED WALL (EXPOSED/TOTAL)20.72%
PROPOSED SUBGRADE FLOOR AREA CALCULATIONS
SUBGRADE GROSS FLOOR AREA (SQ. FT.): 3726
SUBGRADE COUNTABLE FLOOR AREA (SQ. FT.)772.0199268
PROPOSED SUBGRADE LEVEL EXPOSED WALL CALCULATIONS
SCALE: 1/4" = 1'-0"
2 FAR ELEVATIONS
A 1.5
SCALE: 1/8" = 1'-0"
1 LOWER LEVEL PLAN
A 1.5
PROPOSED LOWER LEVEL GARAGE SQ FT.: 772 sq ft
PROPOSED ABOVE GRADE GARAGE SQ. FT.: 314 sq ft
_____________________________________________________________
TOTAL PROPOSED GARAGE SQ. FT.: 1086 sq ft
ALL PROPOSED GARAGE/SUBGRADE AREA REMAINS EXEMPT UNDER ALLOWABLE
GARAGE FAR (1500 sq ft)
NUMBER OF UNITS IN CARIBOU CONDO: 6 UNITS
TOTAL ALLOWED GARAGE SQ FT.: 6 x 250 = 1500 sq ft
P82VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.1
12/12/16 PROPOSED MAIN LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
314 sq ft123
18
1
A 4.2
1
A 4.2
5'-3"12'-10"52'-4 3/4"49'-7"
21'-11"
21'-5"
20'-0"11'-8"13'-0"5'-0"5'-0"
2'-1 3/4"
1'-9 1/4"10'-0"22'-1/4"6'-9"20'-7 3/4"
1
REMOVE STONE VENEER & RE-CLAD
COLUMNS WITH STEEL, TYPICAL
PROPOSED
RECYCLE
EXISTING
TRASH BINS
NEW ENTRY WAY EXISTING PILAR TO REMAIN
NEW PLANTER AT 30" OFF FINISHED GRADE
SHADED AREA INDICATES
CHANGE OF MATERIAL
CAR ELEVATOR TO COUNT
TOWARDS GARAGE FAR
LINE INDICATES FRONT OF FACADE
TOTAL DECK LEVEL
TRAVEL DISTANCE
OF 49'-5".
SIDEWALK PROPERTY LINESLOPING SIDEWALK
ADD HEAT TO AUTO COURTRELOCATE
MAILBOXES
7989.2
7989.2
7988.9
SLOPE
1.3%
SLOPE
1.35%
PROPERTY LINE
UP
UP
DN
TRENCH DRAINTR
TR
TR
RE-LOCATED TRASH
(DOESN'T COUNT TOWARDS
FAR, NOTE ENCLOSED)
SETBACK LINE
NOTE: NEW TRASH ENCLOSURE
REQUIRED TO BE A MINIMUM OF
100 sq ft BY ASPEN
ENVIRONMENTAL HEALTH
REC.
EXISTING WALKWAY TO REMAIN
COVERED COMMON
AREA
REC.
UP
NOTE: TOTAL TRAVEL DISTANCE
EXEEDS 100'-0", ONE HOUR ASSEMBLY
REQUIRED AROUND STAIRCASE
PLANTER ABOVE
ENCLOSED
STAIRCASE
PLANTER
PLANTER
SPA
BUILDING
BUILDING
NEW PLANTER AT 30" MAX.
OFF FINISHED GRADE
STAIRS DOWN TO NEW PARKING GARAGE.
TOP MOST LEVEL OF STAIRS REMAINS EXEMPT
FROM FAR CALCULATIONS
OPTIONAL SPACE
FOR SMALL CAR
SCALE: 1/4" = 1'-0"1 MAIN LEVEL PLANP83 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 2.2
12/12/16 PROPOSED LOWER LEVEL PLANwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
3,726 sq ft
L2
1'-0"10'-1 1/4"10'-1 1/4"9'-0"9'-0"9'-0"0'-8"9'-0"0'-8"9'-0"49'-6 7/8"12'-10"52'-4 7/8"
50'-0 7/8"14'-3 1/2"11'-10"41'-1 5/8"53'-6 1/8"9'-8"8'-4 5/8"67'-1 1/8"16'-6 5/8"3'-2 1/8"15'-10 5/8"3'-2 1/8"1'-8 5/8"49'-8"28'-8 5/8"18
1
A 4.2
1
A 4.2
MATCH LOCATION
OF COLUMN ABOVEEXCAVATION EXTENDED 7'
BELOW BUILDING ABOVE
ADJUST COLUMN
LOCATION
TOTAL SUBGRADE TRAVEL
DISTANCE OF 80'-1 1/4"
KEEP NEW
FOUNDATION CLEAR
OF TREE ROOTS
UP
3
4
2
1
5
6
7
8
1
PROPOSED GARAGE
95'-0"
7'-0 CLEAR HT
UNDER ANY STRUCTURE
FOR DRIVING
VEHICLE ELEVATOR
TRENCH DRAINSLOPE
1.2%
SLOPE
1.2%
SLOPE
1%
SLOPE
1%
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
314 sq ft
SCALE: 1/4" = 1'-0"1 LOWER LEVEL PLANP84 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.1
12/12/16 PROPOSED ELEVATIONSwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/16
AREA OF PROPOSED WORK
3'-6"GLASS ABOVE WALLS
CURVED ROOF TO MATCH
OTHER CARIBOU ROOFS
NEW GARBAGE ENCLOSURE
BEHIND
LINE INDICATES WHEELER
OPERA VEWPLANE
SHADED AREA INDICATES NEW
ENCLOSED STAIRWELL WALL
100'-0"
T.O. SLAB @ ENTRY
EXISTING TO REMAIN
T.O. FF. @ THIRD LEVEL
ROOF TOP PLATE
-12''-1 1/4"
T.O. SLAB @ GARAGE
108'-11 1/2"
T.O. F.F. @ SECOND
LEVEL (VIF)
EXISTING TO REMAIN
-2'-3"
HIGH POINT ON
PARKING LOT
49'-7"12'-10"52'-4 3/4"
SCALE: 1/4" = 1'-0"1 EAST ELEVATIONP85
VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.2
12/12/16 PROPOSED SECTIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/167'-0"6"7'-0"8'-0"4'-7 7/8"3'-6"CAR ELEVATOR ROOF TO MATCH MATERIAL
AND STYLE OF OTHER CARIBOU ROOFS
GLASS ABOVE WALLS
DARK GREY MATTE METAL DOOR
TO MATCH CARIBOU ROOFS
SCALE: 1/2" = 1'-0"1 SECTIONP86 VI.A.
Scale:
ISSUECARIBOU CONDO GARAGE701 SOUTH MONARCH STREETASPEN, CO1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER WORK NOR
BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL
BE BROUGHT TO THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
AS NOTED
A 4.3
12/12/16 PROPOSED SECTIONwww.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.usSCHEM. DESIGN
DATE
10/5/168'-0"3'-4"
3'-0"6'-8"7'-0"7'-11 1/2"EXISTING COLUMN
EXISTING CEILING/FLOOR SYSTEM
NEW AREA OF PROPOSED STAIRWELL
ENCLOSURE IN THE VIEWPLANE
BUILD STAIR ENCLOSURE
WALLS UP TO EXISTING
OVERHANG. (SHOULD NOT
COUNT TOWARDS FAR SINCE
THIS AREA IS ALREADY
CONSIDERED LLOGIA).
PROPOSED PARKING GARAGEPROPOSED STAIR ENCLOSURE
EXISTING LLOGIA & COVERED
COMMON AREA
EXISTING LIVING SPACE ABOVE
OPEN
PLANTER
T.O. SLAB @ ENTRY
100'-0"
HIGH POINT ON PARKING LOT
97'-9" (-2'-3")
T.O. SLAB @ GARAGE
87'-10 3/4" (-12'-1 1/4")
T.O. PLY @ 2ND LEVEL
108'-11 1/2" (V.I.F.)
B.O. FLOOR ASSEMBLY
107'-11 1/2" (V.I.F.)
OPEN
SCALE: 1/2" = 1'-0"1 PROPOSED STAIR ENCLOSURE SECTIONP87
VI.A.
PROPOSED CAR ELEVATOR
PROPOSED TRASH ENCLOSURE
6'-0" WALLS WITH BEAR FENCE ON TOPP88 VI.A.
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Ben Anderson, Planner
THRU: Jennifer Phelan, Deputy Planning Director
MEETING DATE: December 20, 2016
RE: 404 Park Avenue – Reviews for Growth Management – Affordable
Housing, Certificates of Affordable Housing Credits, and a Dimensional
Variance for the location of a trash enclosure
APPLICANT /OWNER:
Peter Fornell of Fat City, LLC
REPRESENTATIVE:
Sara Adams,
BendonAdams, LLC
LOCATION:
Street Address:
404 Park Avenue.
Legal Description:
Lot 3, Sunny Park Subdivision
recorded at Book 3 Page 18, that part
of vacated Park Avenue being
adjacent to said Lot 3 according to
Ordinance No. 11 (series 1972) City
of Aspen recorded in Book 265 Page
1, all of that parcel of land described
in the special warranty deed at Book
765 Page 858, plus an easement on
portion of Lot 5, Sunny Park
Subdivision, described in Book 264
Page 787.
Parcel Identification Number:
2737-074-04-705
CURRENT ZONING & USE
The property, which is located in the
Residential Multi-Family (RMF)
Zone District, is currently subject to a
planned development overlay. The
property contains 14 residential units
housed in four separate buildings. In
Fall 2016, Council approved a
conditional removal of the existing
planned development overlay. The
new project is proposed to not require
the overlay.
PROPOSED LAND USE:
A redevelopment with 28 deed restricted units in two, three-story
buildings. Per Ordinance 20, Series 2016, upon completion (issuance of
a Certificate of Occupancy) of the project, the existing PD overly will be
rescinded, and the redevelopment will be subject to the requirements of
the underlying zone district (RMF).
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission continue
the hearing for the application for Growth Management – Affordable
Housing, Certificates of Affordable Housing Credits and a Dimensional
Variance for the location of a trash enclosure, to allow additional study
of on-street parking and the location of the trash enclosure.
SUMMARY:
The applicant is proposing redevelopment with 28 deed restricted units
(27 Affordable and 1 Resident Occupied). 28 parking spaces will be
provided in a sub-grade parking garage. The project as proposed would
create 64 FTE Affordable Housing Credits.
Figure 1. 404 Park Avenue with existing conditions
Midland Park
P89
VI.B.
LAND USE REQUEST AND REVIEW PROCEDURES:
The Applicant is requesting the following land use approvals from the Planning and Zoning Commission:
• Growth Management – Affordable Housing Review (GMQS) Three sections of the Growth
Management chapter apply to this review: 26.470.050 General requirements; 26.470.070.4 – Planning
and Zoning Commission Applications – Affordable Housing; and 26.470.070.5.c – Demolition of
redevelopment of multi-family Housing – 100% Affordable Housing. The Planning and Zoning
Commission is the final review authority for these criteria.
• Certificates of Affordable Housing Credit Chapter 26.540 provides the review criteria for
establishing an affordable housing credit. The Planning and Zoning Commission is the final review
authority.
• Dimensional Variance Chapter 26.314 provides the standards applicable to variances. This review
would grant approval to the location of the trash/recycling enclosure. If the Dimensional Variance is
approved, Planning and Zoning Commission consideration of Residential Design Standards is not
necessary. If the Dimensional Variance is not granted, it is recommended that the Commission also
consider approval for Residential Design Standards – Multi-family, subject to Chapter 26.410. The
Planning and Zoning Commission is the final review authority for both of these reviews.
Note: The variance request is related to the location of the trash enclosure for the property. While the
request does not involve a dimension of the building, the applicable language is located in the section of
the code related to setbacks 26.575.020(E)(5)(t) – and therefore, the variance request falls under a review
for dimensional variance.
BACKGROUND:
404 Park Ave. is an existing multi-family, free-market residential development with 14 units. The parcel, which
is nearly 18,000 square feet (.41 acres), lies at the intersection of Park Circle and Park Avenue and is adjacent
to Midland Park. The property is currently subject to a Planned Development overlay (PD). In August of 2016,
City Council approved Ordinance No. 20, Series of 2016 that removes the PD at the completion of the
redevelopment of the property, subject to the following conditions:
a. Review and approval of a 100% affordable housing project as represented by the Applicant.
b. The application to Establish Affordable Housing Certificates for the 100% affordable
housing project shall be reviewed pursuant to the Land Use Code at the time of Application;
however the project will not be required to undergo a Planned Development review, pursuant
to Chapter 26.445.
c. The Planned Development overlay shall remain in effect until such time as the receipt of a
Certificate of Occupancy for a 100% affordable housing project at the subject property. The
entire property must receive a Certificate of Occupancy prior to the removal of the Planned
Development overlay.
The primary effect of this ordinance is that the redevelopment of the site is subject to the requirements of the
underlying Zone District – in this case, Residential Multi-Family (RMF).
PROJECT SUMMARY:
The project has been designed to conform to the dimensional requirements of the RMF Zone District. The
redevelopment of 404 Park Avenue currently proposes 28 deed-restricted, affordable housing units contained
within two, three story-buildings (27 are proposed as Category 3 and 4, ownership units; one unit is proposed as
a Resident Occupied, ownership unit). The two buildings are separated by a courtyard space that includes a
small spa/pool, and other common amenities. 28 parking spaces are proposed in a subgrade garage. An elevator
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connects the garage with the units on the main level. Because of the proposed density, the Zone District allows
for 1.5:1 Floor Area Ratio, 32 feet in maximum height, and setbacks of 5 feet on all sides. Table 1, below
displays the dimensional standards allowed in the RMF Zone District, the existing dimensions of the current
development, and the proposed dimensions of the redevelopment project.
Table 1. Existing and Proposed Dimensions
RMF
Zone District Existing Proposed
Floor Area Ratio (FAR) varies by unit size 1.25:1 1.5:1
Maximum floor area varies by unit size 22,297 square feet 26,756 square feet
Actual floor area 8,788 square feet 26,084 square feet
Maximum Height 28 or 32 feet 28 feet 32 feet
Setbacks
(front, rear, side) 5 feet non-conforming 5 feet
The project proposes 13, one-bedroom units; 2, two-bedroom units; and 13, three-bedroom units. In total the
new development would include a total of 56 bedrooms and is seeking the issuance of 64 Full Time Equivalent
Affordable Housing Certificates - a mix of Category 3 and Category 4. The 27 affordable housing units are all
below the APCHA unit size requirements and a request for a unit size reduction, subject to APCHA’s Guidelines
for such reductions is a part of this review process.
Additionally, the project proposes a complete redevelopment of portions of the adjacent right of way including
new sidewalks along both Park Circle and Park Avenue. Currently, much of the parking for the existing
development is organized as head-on parking, utilizing much of the public right of way, and creating dangerous
conditions with multiple, undefined access points. The proposed design utilizes a single curb cut in providing
entry to the sub-grade garage.
Two components of the project require more specific discussion:
1) Parking and mobility This property lies outside of the Aspen Infill Area. Due to this location and the
unit/bedroom configuration, the project per the Land Use Code would require 43, off-street parking spaces.
Because of the existing conditions on the property, the project carries forward a parking deficit of 15 spaces. Per
code, the project is permitted to maintain this parking deficit in the redevelopment. Therefore, the project
proposes 28 parking spaces – one per unit. All of these spaces will be provided in a subgrade garage. Related
to this topic, the neighborhood context offers very limited on-street parking. No visitor spaces are proposed, nor
zones for delivery or loading.
Positively, the development is located in close proximity to Aspen’s core, and transit and pedestrian facilities.
The applicant has proposed a mobility plan that includes one membership per unit in the Car-to-Go and We-
Cycle share programs. These memberships would be built into the HOA agreements and would allow residents
to opt out after one-year. Additionally, the applicant has been working with city departments to identify the
potential for on-street parking in the right-of-way on Park Circle and/or Park Avenue.
2) Trash and Recycling Facilities The original project submission proposed the sub-grade garage as the location
for trash and recycling facilities. Comments from the Environmental Health Department during the Development
Review Committee made clear that this location was not practicably feasible. Constrained by the site conditions
and design of the primary buildings, the proposed location is the response to these comments. This location (on
a street facing façade) does not conform to the code – and is the subject of the variance request.
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Figure 2. Proposed Site Plan
LAND USE REVIEWS:
Please see Exhibits B-E for a full discussion of staff findings on the specific review criteria.
Growth Management (GMQS)
Staff finds that the project meets most of the criteria within the Growth Management chapter. However, two
important criteria raise questions about the project.
Demands on Public Infrastructure
First, the review requires that “the project represents minimal additional demand on public infrastructure, or
such additional demand is mitigated through improvement proposed as part of the project.” While compliant
with the Land Use Code, parking for the project has been of particular concern for staff due to the number of
bedrooms in total (56) and the number of 3 bedroom units (13). This situation is exacerbated by the absence of
on-street parking in the neighborhood of the project. There is no proposed visitor parking for the project and
each of the 28 units is allocated one parking space. Community Development and the Parking Department have
raised concerns about the proposed parking conditions and likely impacts to residents, the neighborhood, and
the limited, public parking infrastructure in the area. (See Exhibit F for Parking Department comments on the
project)
Unit Size Reduction
Secondly, it is the role of the P&Z Commission to review the proposed Affordable Housing units after
considering a recommendation from the Aspen/Pitkin County Housing Authority’s Board of Directors. Exhibit
G includes the APCHA staff memo in support of the project. Additionally, The APCHA Board of Directors
voted in unanimous support of the project at their most recent meeting on December 7, 2016. Topics of parking
Proposed
Trash
Enclosure
Park Circle
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and unit livability were a part of APCHA’s board discussion at this meeting. The minutes of this meeting are
attached as Exhibit H.
The primary criteria asks for a review as to whether the proposed unit size reductions from APCHA Guidelines
are justified by the other amenities that the project offers. All of the proposed units are below the APCHA unit
size requirements. For a 1-bedroom unit, the minimum is 700 square feet; for a 2-bedroom unit, the minimum
is 900 square feet; for a 3-bedroom unit, the minimum is 1200 square feet. On average, the units are
approximately 17% below the established minimums – totaling approximately 4,400 square feet of reduction
across the 27 units. Table 2 illustrates the unit configuration and unit size reduction figures.
Table 2. Unit Configuration and Proposed Unit Size Reductions.
Unit Number Number of
Bedrooms
Proposed net
livable (sf)
Minimum net
livable (sf)
APCHA
Square
footage
reduction
% Reduction
101 1 618 700 82 11.7
102 3 1086 1200 114 9.5
103 1 572 700 128 18.3
104 3 1036 1200 164 13.7
105 1 564 700 136 19.4
106 3 961 1200 239 19.9
107 1 612 700 88 12.6
108 2 777 900 123 13.7
109 1 662 700 38 5.4
110 1 588 700 112 16
111 1 598 700 102 14.6
201 1 570 700 130 18.6
202 3 991 1200 209 17.4
203 3 961 1200 239 19.9
204 3 972 1200 228 19
205 1 570 700 130 18.6
206 3 965 1200 235 17.8
207 3 972 1200 228 19.1
208 3 961 1200 239 19.9
209 1 562 700 138 19.7
301 1 570 700 130 18.6
302 3 991 1200 209 17.4
303 (RO) 2 1337 n/a n/a n/a
304 1 570 700 130 18.6
305 3 965 1200 235 19.6
306 3 972 1200 228 19
307 3 961 1200 239 19.9
308 1 562 700 138 19.7
28 Total Units 56
Total 4,411 Avg. 16.95%
APCHA guidelines do allow for this reduction (up to a maximum of 20%) if the project meets a variety of
criteria that bring other amenities to the residents of the units. These include, but are not limited to the
following provisions:
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VI.B.
Significant storage outside of the unit – The project proposes some common storage in the garage
as well as individual unit storage that hangs above each parking space.
Above average natural light – The project is proposing glazing significantly beyond what building
code requires.
Efficient, flexible layout with limited hall and staircase space – While small, the units do offer
efficient floor plans including closets, space for stackable washer and dryers, in-unit water
heaters, bedrooms that will all contain a queen size bed, and no unit square footage assigned to
staircases.
Availability of site amenities – The location of the project and its proximity to open space, trails, a
transit stop, and bicycle and pedestrian facilities is of significant value to the future residents.
Additionally, several of the second and third level units offer deck space. A courtyard space
separates the two primary buildings and is proposed to include a pool and other common
amenities.
Unit location within the development – No units or portions of units are proposed for below grade.
Possibility that the project can achieve higher density – APCHA’s Guidelines encourage the
creation of more affordable housing units.
Issuance of Certificates of Affordable Housing Credits
The review criteria in this chapter requires 1) compliance with the review criteria in Growth Management for
Affordable Housing (see above) and 2) ensuring that the units are not required to mitigate new development as
part of a separate develop order.
In response to APCHA staff comments, the project, which originally proposed all units to be Category 4, is now
proposed as a mix of Category 3 and 4 units. In total, the project is pursuing 64 Full Time Equivalent (FTE)
Affordable Housing Credits. As a reminder, each one-bedroom unit equates to 1.75 FTE; each two- bedroom
unit equates to 2.25 FTE; and each three-bedroom unit equates to 3 FTE. The proposed structure of units and
credits is as follows:
Category 3 (5) five, one-bedroom units = 8.75 FTE
(1) one, two-bedroom unit = 2.25 FTE
(7) seven, three-bedroom units = 21 FTE
Total = 32 FTE – Category 3
Category 4 (8) eight, one-bedroom units = 14 FTE
(6) six, three-bedroom units = 18 FTE
Total 32 FTE – Category 4
The issuance of the credits will not occur until a certificate of occupancy is issued and APCHA grants approval
of the deed restriction for each unit.
Trash Enclosure Variance
The review criteria for variances require that a variance be 1) generally consistent with the purposes, goals,
objectives and policies of the Land Use Code; 2)as minimal as possible; 3) be allowed if a literal interpretation
of the code would deprive the applicant of rights afforded to other property owners. The last of these
requirements gives two further qualification: First, that the variance is necessary due to special circumstances
unique to the site – and that these circumstances cannot be created by actions of the applicant. Secondly, the
variance cannot grant special privileges that are not available to other projects in the same Zone District.
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VI.B.
The variance request for this case is caused by two circumstances:
1) Site conditions create a bench on the property that is elevated from street level. Access to a trash
enclosure by waste haulers is possible, but would require a redesign in moving the enclosure away from
the street on both Park Circle and Park Avenue.
2) Once the proposed location in the sub-grade garage was determined to be unfeasible, the proposed
footprint of the buildings offers no viable option for locating the enclosure other than in front of a
street facing façade.
Additionally, the project must comply with the Residential Design Standards (RDS) for multi-family housing.
If the Dimensional Variance is approved to allow the location of the trash enclosure as proposed, RDS approval
could be approved administratively. If ultimately the trash enclosure is relocated, the current design of the
principal building creates a conflict with the RDS. If the Dimensional Variance is not granted, and an alternative
location proposed, the current design of the primary building structure would require a variation (approved by
P&Z), to the RDS in meeting the setback requirement for the garage entry.
Development Review Committee
Beyond the Land Use Code reviews for this project, the Applicant’s team has also received written and verbal
comments from the City’s Development Review Committee. Some of these comments relate to the reviews
below, but others relate to other Titles from Aspen’s Municipal Code that have application to the project. Please
refer to Exhibit F for evaluation of these comments.
STAFF COMMENTS:
The Community Development Department is supportive of the creation of affordable housing units and the
efficient use of land. However, in this project, because of the size of the site and grade constraints, the
encouragement of increased unit numbers has:
1) translated into 28 affordable housing units that are all significantly below minimum unit sizes (with
the exception of the RO unit)
2) resulted in staff concerns that the project is significantly under parked from a practical evaluation
(although code compliant).
3) contributed to the conditions that require the variance for the trash enclosure
In response to the first issue, Staff believes that all projects, and perhaps this project more than others, involves
trade-offs. On one hand, staff remains concerned about the intersection of the reduced unit sizes, the limited
storage, and parking conditions. On the other hand, staff recognizes the amenities that the project offers, the
location of the project, and the creation of 27, Category 3 and 4 affordable housing units. Additionally, staff
recognizes the recommendation of APCHA’s Staff and Board in support of this project. (See Exhibits G and H)
Staff finds that further consideration of the final two issues could make significant improvement to the overall
project:
1) In consideration of the proposed sub-grade parking and limited on-street parking in the neighborhood, staff
encourages a new study of the relationship of the project to the right-of-way in identifying opportunities for on-
street parking on Park Circle and Park Avenue.
2) As proposed, the trash enclosure becomes a prominent feature on the Park Avenue façade – a condition that
the applicable section of the Land Use Code was specifically written to avoid. Staff finds that this proposed
condition is ultimately self-created. Relocating the trash enclosure to a less prominent location on the site would
significantly improve the project’s relationship to the street and improve the pedestrian experience.
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VI.B.
RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning
Commission continue the public hearing for review of on street parking potions and alternative location of the
trash enclosure.
PROPOSED MOTION: If the Commission agrees with the staff recommendation of a continuance, the
following motion is proposed:
“I move to continue the public hearing on the application for 404 Park Avenue to allow for the further study of
on-street parking and the location of the trash enclosure.” (to a date certain)
ALTERNATIVE MOTION: The Draft Resolution is written in approval of the three reviews required by the
application.
ATTACHMENTS:
Exhibit A Application, includes Site Plan, Floor Plans and Renderings of the project
Exhibit B Growth Management – Review Criteria and Staff Findings
Exhibit C Certificates of Affordable Housing Credits – Review Criteria and Staff Findings
Exhibit D Dimensional Variance – Review Criteria and Staff Findings
Exhibit E Residential Design Standards – Review Criteria and Staff Findings
Exhibit F Comments, Development Review Committee
Exhibit G Staff Memo, APCHA
Exhibit H Minutes, APCHA Board Meeting, December 7, 2016
Exhibit I Public Comment received via e-mail
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Page 1 of 6
RESOLUTION NO. XX
(SERIES OF 2016)
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY
OF ASPEN APPROVING WITH CONDITIONS GROWTH MANAGEMENT REVIEWS,
CERTIFICATES OF AFFORDABLE HOUSING CREDITS, A DIMENSIONAL
VARIANCE, AND RESIDENTIAL DESIGN STANDARDS FOR THE PROPERTY
LOCATED AT LOT 3, SUNNY PARK SUBDIVISION, COMMONLY KNOWN AS
404 PARK AVENUE.
Parcel Identification Number: 2737-074-04-705
WHEREAS, Mr. Peter Fornell of Fat City, LLC, submitted an application for Growth
Management – Affordable Housing, Certificates of Affordable Housing Credits, a Dimensional
Variance, and Residential Design Standards reviews by the Planning and Zoning Commission for
the development of 28 deed-restricted, affordable housing units at 404 Park Avenue; and,
WHEREAS, the Aspen City Council, in Ordinance No. 20, Series of 2016, voted to
approve the removal of an existing Planned Development overlay on the parcel, subject to
conditions including the creation of a 100% Affordable Housing development; and,
WHEREAS, the property is located in the Residential Multi-family (RMF) zone district;
and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Building Department,
Transportation Department, Parking Department, Environmental Health and Parks Department as
a result of the Development Review Committee meeting; and,
WHEREAS, the Aspen/Pitkin County Housing Authority’s Board of Directors
considered the application at their scheduled meeting on December 7, 2016 and provided a
recommendation of approval; and,
WHEREAS, the Community Development Director has reviewed the request and has
provided a recommendation to restudy two aspects of the project; and,
WHEREAS, the Planning and Zoning Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein,
has reviewed and considered the recommendation of the Community Development Director, and
has taken and considered public comment at a duly noticed public hearing on December 20, 2016;
and,
WHEREAS, the Planning and Zoning Commission finds that the development proposal
meets the applicable review criteria and that the approval of the four requests is consistent with the
goals and objectives of the Land Use Code; and,
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WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is
necessary for the promotion of public health, safety, and welfare.
WHEREAS, the Planning and Zoning Commission approved Resolution XX, Series of
2016, by a X to X (X - X) vote, granting approval of Growth Management Reviews, Certificates
of Affordable Housing Credits, a Variance of a Dimensional Standard and Residential Design
Standards as identified herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND
ZONING COMMISSION AS FOLLOWS:
Section 1: Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby grants approval for the redevelopment of the site. This
approval constitutes a Site Specific Development Plan for 404 Park Circle, subject to the
conditions of approval as listed herein to develop a multi-family residential building containing
28 affordable housing units and 28 off-street parking spaces.
Without changing the number of residential units approved on the site, minor changes to the floor
plans are permitted to ensure that the building meets the dimensional requirements of the
Residential Multi-family zone district (as well as applicable allowances of section 26.575.020,
Calculations and measurements), including minimum yard setbacks, a maximum height of 32
feet, and Floor Area Ratio allowances.
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves the following land use reviews: Growth
Management Reviews, a dimensional Variance, Residential Design Standards, and the
establishment of Affordable Housing Credits.
Section 2: Development Agreement
The record owner shall prepare, execute and record a Development Agreement meeting the
requirements of Section 26.470.070 5.1.6, Redevelopment Agreement within 180 days of this
approval. The development agreement shall be reviewed to ensure each item and condition of
approval is documented to the satisfaction of the Community Development Director, the City
Engineer, and the City Attorney prior to recordation. No building permit submission for
development of the lot shall be permitted until recordation has occurred. The Development
Agreement shall set forth a description of the proposed improvements and obligations of the
parties.
Section 3: Affordable Housing
All of the affordable housing units shall meet the APCHA Guidelines. APCHA has granted a unit
size reduction for all units associated with the project. All of the 28 units on the lot shall be ‘for
sale’ units. The Applicant may choose a percentage of purchasers for the affordable housing units
that qualify via APCHA’s guidelines per the allowances and limitation that APCHA has granted
associated with this development.
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VI.B.
Page 3 of 6
Unit Type Approved
AH Units
Approved
Employees
Housed per
unit
Total
Employees
Housed by
Unit Type
1 bedroom
13 1.75 22.75 FTE
2 bedroom*
2 2.25 4.5 FTE
3 bedroom
13 3 39 FTE
Totals 28 64 FTE
*project includes one, 2 bedroom deed restricted
Resident Occupied unit – which will not be available as
a credit
Section 4: Certificates of Affordable Housing Credits
This resolution approves the establishment of affordable housing credits for the project.
Prior to issuance of the credits, the units shall be deed restricted pursuant to the
Aspen/Pitkin County Housing Authority’s Guidelines and a Certificate of Occupancy shall
be issued for the entire development. As submitted and approved by APCHA, the project is
proposing the following unit configuration and credit schedule:
Category 3 (5) five, one bedroom units = 8.75 FTE
(1) one, two bedroom unit = 2.25 FTE
(7) seven, three bedroom units = 21 FTE
Total = 32 FTE – Category 3
Category 4 (8) eight, one bedroom units = 14 FTE
(6) six, three bedroom units = 18 FTE
Total 32 FTE – Category 4
A total of 64 Full Time Equivalents (FTE) will be issued at the completion of the project. Any
changes to this balance of unit and category types are subject to APCHA approval.
Section 4: Dimensional Variance
This resolution approves a variance to subsection 26.575.020.E.5.t allowing the location of
the trash and recycling enclosure on Park Avenue between the street and the principal mass
of the building. The final design of this enclosure will be approved by the City of Aspen’s
Environmental Health Department and will comply with adopted building codes in meeting
Accessibility and ADA requirements.
Section 5: Residential Design Standards
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The Planning and Zoning approval of Residential Design Standards, which would normally
be reviewed administratively, allows for design flexibility of the trash enclosure that is
subject of the Dimensional Variance. This resolution grants approval of the project under
Residential Design Standards, limited to the project as presented.
Section 6: Building Permit Application
In addition to the standard submission requirements for a building permit, the Applicant
shall submit the following:
a. A signed copy of the Planning and Zoning resolution and the Development Agreement
granting land use approvals.
b. A letter from the primary contractor stating that the resolutions and the Development
Agreement have been read and understood.
a. The Applicant shall pay all impact fees and school lands dedication fees applicable and per
the fee schedule in place at the time of building permit submission, payable upon issuance
of the full building permit.
c. All approved Transportation Mitigation Requirements shall be included as part of the
building permit application.
d. All Fire codes will be designed for and met with the submission of a building permit
application.
Section 7: Engineering
Final design and analysis shall be compliant with all sections of the City of Aspen Municipal
Code, Title 21 and all construction and excavation standards published by the Engineering
Department inclusive but not limited to the Urban Runoff Management Plan Requirements
(URMP.
Section 8: Environmental Health
The project shall meet Aspen Municipal Code Section 12.06 Waste Reduction.
Section 9: Parks
Tree permit: The tree permit shall be submitted for approval prior to building permit submittal.
Said permit shall outline protection of existing trees, drip line excavations and mitigation for any
removals as referenced in Chapter 13.20 of the City Municipal Code. Fee-in-Lieu mitigation will
be owed for approved tree removals. The applicant will be required to preserve the spruce tree in
the front, SE side of the property, and the aspen trees at the rear of the property.
The landscape plan (including a bio-retention plan) will be reviewed by the City Forester and
species and spacing will be determined for sustainability and long term health of the tree, as well
as their contribution to the community forest. No hedgerow planting. Deciduous trees should be
planted no closer than 5’ from the building. Coniferous trees should be planted no closer than 10’
from the building. Please submit a bio-retention plan with your landscape plan. Landscaping in
the public right of way will be subject to landscaping in the ROW requirements, Chapter 21.20.
There shall be no plantings within the City ROW which are not approved first by the City Parks
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Department. Final plans shall show compliance with these requirements by way of new street
trees, irrigation and sod, all of which is subject to approval by the City Forester.
Irrigation of trees is required throughout the entire length of the project. Any access across or
through the area of protection is prohibited at all times.
Section 10: Aspen Consolidated Sanitation District
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office. A separate ACSD permit is required.
Section 11: Utilities Department Requirements
The Applicant shall comply with the City of Aspen Water System Standards and with Title 25 of
the Aspen Municipal Code, as required by the City of Aspen Water Department.
Section 12: School Lands Dedication Fee
Pursuant to Land Use Code Section 26.620, School Lands Dedication, the Applicant shall pay a
fee-in-lieu of land dedication prior to building permit issuance. The City of Aspen Community
Development Department shall calculate the amount due using the calculation methodology and
fee schedule in effect at the time of building permit submittal.
Section 13: Impact Fees
Pursuant to Land Use Code Section 26.610, Impact Fees, the Applicant shall pay a Parks
Development impact fee and Transportation Demand Management (TDM)/Air Quality impact
fee assessed at the time of building permit application submittal and paid at building permit
issuance. The amount shall be calculated using the methodology and fee schedule in effect at the
time of building permit submittal.
Section 14: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not
limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire
sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907).
Section 15: Vested Rights
The development approvals granted herein shall constitute a vested property right attaching to and
running with the lot each for a period of three (3) years. However, any failure to abide by any of the
terms and conditions attendant to this approval shall result in the forfeiture of said vested property
right.
The vested rights granted hereby shall be subject to all rights of referendum and judicial review.
The period of time permitted by law to exercise the right of referendum to refer to the electorate this
Section of this resolution granting vested rights; or, to seek judicial review of the grant of vested
rights shall not begin to run until the date of publication of the notice of final development approval
as set forth above. The rights of referendum described herein shall be no greater than those set forth
in the Colorado Constitution and the Aspen Home Rule Charter.
Section 16:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
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presented before the Planning and Zoning Commission, are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
Section 17:
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 18:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 20th day of
December, 2016.
APPROVED AS TO FORM: Planning and Zoning Commission
_______________________________ ______________________________
Andrea Bryan, Assistant City Attorney Keith Goode, Chair
ATTEST:
_______________________________
Cindy Klob, Records Manager
Exhibit A: Site, Floor Plan and Elevations
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VI.B.
October 11, 2016
REVISED November 28, 2016
Mr. Ben Anderson
Planner
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 404 Park Avenue Affordable Housing Project: Growth Management and Establishment
of Affordable Housing Credits
Dear Ben,
Please accept this application, submitted on behalf of Fat City
LLC, to construct an affordable housing project at 404 Park
Avenue (Lot 3 of the Sunny Park Subdivision). The application
proposes 28 deed restricted units with a range of 1-bedroom
units, 2-bedroom units, and 3-bedroom units, and a subgrade
parking garage. The existing property includes four free
market multi-family buildings that are a range of 1 to 3 stories
in height and house mostly working local residents. Located
in the Smuggler Mountain neighborhood, the property has
two street facing facades: Park Avenue and Park Circle.
404 Park Avenue is described as Lot 3 of the
Sunny Park Subdivision 1, and was included in the
Berumen Annexation. The property was annexed
into the City in 1966 (Ordinance #16, Series of
1966) and was zoned Residential Multi-family
(RMF) in 1966 (Ordinance #26, Series of 1966).
The existing two story buildings were constructed
in 1969 according to the assessor’s office.2 In
1975 the property was rezoned to RMF with a
Planned Development Overlay as part of a
citywide zoning map update.
1 Sunny Park Subdivision was approved by Pitkin County in 1965. Book 3, Page 18 of the Pitkin County Clerk and Recorder.
2 The building department address file is very thin and does not have a certificate of occupancy or building permit for the
existing building.
Figures 1 & 2 (top to bottom): view of property from Park Avenue;
view of property from Park Circle.
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404 Park Affordable Housing
On August 8, 2016 Aspen City Council approved Ordinance 20 of 2016, removing the Planned
Development Overlay with the following conditions:
a. Review and approval of a 100% affordable housing project as represented by the Applicant.
b. The application to establish Affordable Housing Certificates for the 100% affordable housing
project shall be reviewed pursuant to the Land Use Code at the time of Application; however, the
project will not be required to undergo a Planned Development review, pursuant to Chapter
26.445.
c. The Planned Development overlay shall remain in effect until such time as the receipt of a
Certificate of Occupancy for a 100% affordable housing project at the subject property. The entire
property must receive a Certificate of Occupancy prior to removal of the Planned Development
Overlay.
This application is submitted in accordance with the conditions of Ordinance 20 and requests growth
management approvals, including allotments for 28 affordable housing units, and authorization for the
issuance of Certificates of Affordable Housing Credits. A digital rendering is currently being created for
this project to provide Planning Staff and the Planning and Zoning Commission with a clear visual
understanding of the project. The rendering will be provided to Planning Staff prior to the Planning and
Zoning Commission hearings.
Based on feedback from the Development Review Committee meeting in November, we have updated
the proposal to comply with referral agency requirements. The revisions result in a reduction of the
project by one unit from 29 units to 28 units, and a reduction in onsite parking spaces from 30 spaces to
28 spaces. Grading in the right of way, relocating the trash/recycle area from the garage to at-grade, and
shifting some unit configurations are incorporated into this revised proposal. A variance from the
requirement that trash/recycle areas are not permitted in the front yard is requested as part of the revised
submittal.
This application is submitted pursuant to the following sections of the Aspen Land Use Code:
• 26.304 Common Development Review Procedures
• 26.314 Variances
• 26.410 Residential Design Standards
• 26.470.070.4 Growth Management – Affordable Housing
• 26.515 Parking
• 26.540 Certificates of Affordable Housing Credit
• 26.575.020 Calculations and Measurements
• 26.710.090 Residential Multi-Family (RMF) Zone District
The application is divided into three sections: Section I describes the existing conditions of the project site
and environs. Section II outlines the applicant’s proposed development and Section III addresses the
proposed development’s compliance with the applicable review criteria of the Code. Exhibits are provided
as follows:
• 1 – Land Use application.
• 2 - Dimensional requirement form.
• 3 – Site improvement survey.
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• 4 – Vicinity Map.
• 5 – Agreement to pay.
• 6 – Proof of ownership.
• 7 – Authorization to Represent.
• 8 – HOA compliance form.
• 9 – Pre application Summary.
• 10 - Ordinance 20, Series of 2016.
• 11 – Transportation Impact Analysis.
• 12 – Context photographs.
• 13 – Drawing set.
The applicant has attempted to address all relevant provisions of the Code and to provide sufficient
information to enable a thorough evaluation of the application. Upon request, BendonAdams will gladly
provide additional information as may be required in the course of the review.
Sincerely,
Sara Adams, AICP
BendonAdams LLC
300 So. Spring St. #202 | Aspen | CO
sara@bendonadams.com
970.925.2855
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Section I: Existing Conditions
The property is currently zoned Residential Multi-
family with a Planned Development overlay. 404
Park is located at the intersection of Park Avenue
and Park Circle, and Park Avenue and Midland
Avenue, near the base of Smuggler Mountain.
The gross lot area is 17,837.82 square feet or
0.4095 acres. The lot currently contains a three
story multi-family building facing Park Avenue,
two one story multi-family buildings in the center
of the lot, and a two story multi-family building
facing Park Circle. There is a total of 14 units
onsite: 2 studios; 4 one-bedrooms; 6 two-
bedrooms; 1 three-bedrooms; 1 four-bedroom.
There is designated gravel head-in surface parking
along Park Avenue and Park Circle. Most of the
parking is within the right of way. There are only
7 legal onsite parking spaces where 22 are
required, which equals a deficit of 15 parking
spaces.
The property conforms to the underlying RMF
Zone District, except for a few setback
nonconformities. There are 14 units, which
provides an allowable floor area of 1.25:1 or
22,297 sf of floor area. The four existing buildings
total about 8,788 sf of floor area. Allowable height
is 32 ft. for the existing density, and the tallest
building on the property measures 28 ft. When
constructed, the buildings were located in the
setbacks as shown on the site plan. The buildings
were built before a Planned Development overlay
was placed on the property.
Figures 3 – 5: (top to bottom): aerial view of property; building
facing Park Ave.; side view of 3 story building from Midland Park.
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Section II: Project Description/The Proposal
A 100% deed restricted affordable housing project is proposed for the 404 Park Avenue property including
28 housing units. The project requests affordable housing credits for 27 of the deed restricted units (one
unit is proposed to be Resident Occupied). A subgrade garage accessed off Park Avenue is proposed to
provide parking for the project. Two buildings are proposed above grade, each three stories in height
with street oriented façades to promote a positive relationship with pedestrians. Front doors, large
windows, material changes, and alternate roof pitches respond to the varied neighborhood character and
create a contextual addition to the neighborhood. An interior courtyard is proposed with a small pool,
barbeque grill, bike parking, seating and a fire pit to provide a protected cozy nook for residents to enjoy
year-round.
The proximity of this property to the bus route (a bus stop is located directly across the street) and to
town is a great opportunity for an affordable housing project. This project meets the Residential Multi-
family Zone District requirements and provides housing for 28 families/individuals. 404 Park is located in
a residential neighborhood with a range of building types and density. A total of 26,756 square feet (sf)
of Floor Area (1.5:1) is allowed on the property considering the proposed 28 units. The project proposes
26,084 sf of Floor Area. The proposed buildings and subgrade garage respect the 5 ft. setback on all sides
of the property, exceeding the setback requirement in most areas. The proposed buildings comply with
the 32 feet height limit, measured from the more restrictive grade (finished or historic).3 The affordable
housing units are proposed to be Category 4 with the exception of a third floor two-bedroom unit which
is proposed to be deed restricted at Category Resident Occupied (RO).
Extra storage outside of the individual units is proposed in the subgrade garage above each parking space
and the corners of the garage provide communal bike/ski storage and a bike repair area. Trash is located
at grade in an accessible location. Most upper level units have a private balcony. All units have one
parking space in the garage (28 spaces are proposed). Grading, sidewalk, curb and gutter and storm water
retention are all part of the proposed site plan with special attention paid to steep grades on the site;
creative functional areas for residents; and plantings that soften the architecture as viewed from Midland
Park. A unit size reduction is requested and addressed below.
Table 1: Proposed unit configuration and net livable sizes.
Unit Number of
Bedrooms
Proposed net livable
(sf)
Minimum net livable (sf)
101 1 618 700
102 3 1,086 1,200
103 1 572 700
104 3 1,036 1,200
105 1 564 700
106 3 961 1,200
107 1 612 700
108 2 777 900
109 1 662 700
110 1 588 700
111 1 598 700
3 Please reference Sheet Z-001 for a Floor Area summary; Sheets Z-201 – Z-212 for height; and Z-003 for setbacks.
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201 1 570 700
202 3 991 1,200
203 3 961 1,200
204 3 972 1,200
205 1 570 700
206 3 965 1,200
207 3 972 1,200
208 3 961 1,200
209 1 562 700
301 1 570 700
302 3 991 1,200
303 2 1,337 - RO unit 900
304 1 570 700
305 3 965 1,200
306 3 972 1,200
307 3 961 1,200
308 1 562 700
28
units
54
bedrooms
excluding
RO unit
Section III: Review Requirements
A. Common Development Review Procedures
This land use application is submitted pursuant to and subject to the requirements of Chapter 26.304 –
Common Development Review Procedures – of the City of Aspen Land Use Code.
B. Growth Management Review.
The project proposes to demolish the existing 14 free market residential units and to construct 28 deed
restricted affordable housing units. Responses to relevant growth management criteria are as follows:
26.470.050.B General Requirements: All development applications for growth management review
shall comply with the following standards. The reviewing body shall approve, approve with conditions
or deny and application for growth management review based on the following generally applicable
criteria and the review criteria applicable to the specific type of development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year allotments, pursuant
to Paragraph 26.470.090.1 shall not be required to meet this standard.
Response – This application requests 28 affordable housing allotments. According to section
26.470.030.D, no annual limit applies to affordable housing.
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2. The proposed development is compatible with land uses in the surrounding area, as well as
with any applicable adopted regulatory master plan.
Response – The neighborhood is a mix of single-family, duplex and multi-family housing – both
free-market and affordable housing. The proposed affordable housing development is
compatible with the neighborhood.
3. The development conforms to the requirements and limitations of the zone district.
Response – The development conforms to the RMF Zone District.
4. The proposed development is consistent with the Conceptual Historic Preservation Commission
approval, the Conceptual Commercial Design Review approval and the Planned Development – Project
Review approval, as applicable.
Response – Not applicable. The property is 100% residential and is not historically designated.
The property is not subject to Historic Preservation Commission approval or Commercial Design
Review.
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by
the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee
generation rates, are mitigated through the provision of affordable housing. The employee generation
mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at Category
4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant
may choose to provide mitigation units at a lower category designation. If an applicant chooses to use
a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate
shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the
Certificate.
Response – Not applicable. The development contains no commercial or lodging components and
does not generate employees according to Section 26.470.100.A.
6. Affordable housing net livable area, for which the finished floor level is at or above natural or
finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%)
of the additional free-market residential net livable area, for which the finished floor level is at or above
natural or finished grade, whichever is higher.
Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be
restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as
amended. An applicant may choose to provide mitigation units at a lower category designation.
Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-
restricted at any level of affordability, including residential occupied. If an applicant chooses to use a
Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall
be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the
Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion.
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Response – Not applicable. No additional free-market residential square footage is proposed.
7. The project represents minimal additional demand on public infrastructure, or such additional
demand is mitigated through improvement proposed as part of the project. Public infrastructure
includes, but is not limited to, water supply, sewage treatment, energy and communication utilities,
drainage control, fire and police protection, solid waste disposal, parking and road and transit services.
Response – The property is already developed with multi-family residential units. The proposal
increases the number of units and the total square footage: the applicant commits to mitigating
any additional demands on the public infrastructure as required by City Codes.
26.470.070.4 Affordable housing. The development of affordable housing deed-restricted in accordance
with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions
or denied by the Planning and Zoning Commission based on the following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A
recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard.
The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of
Directors.
Response – The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority and a unit size reduction, pursuant to Section 5.A of the Guidelines, of up to 20% of the
net livable square footage is requested. There is a range of 5.5% reduction to 19.9% reduction
requested. The review criteria listed in Section 5.A.1 of the Housing Guidelines are addressed
below:
5.A Permitted Adjustments to Net Minimum Livable Square Footage
The approval of the city or county of Net Minimum Livable square footage of affordable
housing units for construction or conversion must be obtained prior to the issuance of a
building permit. Any adjustment is subject to the approval of the city or county.
1. Permitted Reduction of Square Footage
Net Minimum Livable Square Footage may be reduced by the city or county based on the
specific criteria identified below, and if the permit applicant sufficiently demonstrates that
construction requires accommodation for physical conditions of the property or in
consideration of design for livability, common storage, amenities, location and site design,
including but not limited to provisions for the following:
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• Significant storage space located outside the unit;
Response – Additional storage is located within the subgrade
garage: individual hanging storage racks are proposed above
each parking space (an example of the concept is shown at
right), and common storage for bikes and skis is proposed in
various corners of the subgrade garage.
• Above average natural light, i.e. more windows
than required by code;
Response – All units are located above grade and all units provide more windows than required
by Building Code. The Building Code requires a total of 308 sf of glazing for the entire project
(with the exception of the RO unit) and the project proposes a total of 2,825 sf of glazing, which
is about 10 times the Code required amount.
• Efficient, flexible layout with limited hall and staircase space;
Response – The project site is complex with two street facing facades and existing slopes. The
proposed layout meets Building Code and proposes an efficient layout for the units. Hall and
staircase space is minimized where possible. Balconies and decks are provided for most upper
floor units to increase livability.
• Availability of site amenities, such as pool or proximity to park or open space;
Response – The project is located at the base of Smuggler Mountain which is an access point for
Hunter Creek Wilderness area, designated Open Space, and United States Forest Service land.
Bike trails into town and city parks are located within walking distance (Herron Park is down the
street). An interior courtyard (shown below) is carefully designed to maximize onsite amenities
and livability. A small pool, barbeque grill, fire pit, and seating is proposed in the interior
courtyard to supplement the overall living experience. Extra storage, bike racks and a bike stand
are proposed in the garage.
Figure 6: Conceptual design for hanging storage in
basement.
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• Unit location within the development, i.e. above ground location versus ground level or
below ground; and/or
Response – All units are located above grade. There are no subgrade or partially subgrade units.
• Possibility that project can achieve higher density of deed restricted units with a
reduction variance.
Response – There is no way that 28 units can be constructed on this property within the RMF Zone
District requirements without a unit size reduction. The requested reductions facilitate the ability
to achieve a higher density on the property.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units
or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits
may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation
requirement is less than one (1) full unit, a fee-in-lieu payment may be accepted by the Planning and
Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the
mitigation requirement is one (1) or more units, a fee-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used
to satisfy mitigation requirements by approval of the Community Development Department Director,
pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be
provided through a mix of these methods.
Response – The proposed deed restricted units are not required for mitigation purposes.
Affordable Housing Certificates are proposed and addressed below.
Figure 7: Rendering of interior courtyard.
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c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more
of the unit's net livable area is at or above natural or finished grade, whichever is higher. This
dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430.
Response – All units are located entirely above grade.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers
according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select
the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin
County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing
Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable Housing
Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units
may be rental units, including but not limited to rental units owned by an employer or nonprofit
organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent
affordability of the units. The City encourages affordable housing units required for lodge development
to be rental units associated with the lodge operation and contributing to the long-term viability of the
lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or
other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale"
provision.
Response – The units are proposed to be deed-restricted “for sale” units at Category 4, with the
exception of the RO unit.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation,
but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable
housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540.
Response – Certificates of Affordable Housing Credit review criteria are addressed below.
26.470.070.5 Demolition or redevelopment of multi-family housing. The City's neighborhoods have
traditionally been comprised of a mix of housing types, including those affordable by its working
residents. However, because of Aspen's attractiveness as a resort environment and because of the
physical constraints of the upper Roaring Fork Valley, there is constant pressure for the redevelopment
of dwellings currently providing resident housing for tourist and second-home use. Such redevelopment
results in the displacement of individuals and families who are an integral part of the Aspen work force.
Given the extremely high cost of and demand for market-rate housing, resident housing opportunities
for displaced working residents, which are now minimal, will continue to decrease.
Preservation of the housing inventory and provision of dispersed housing opportunities in Aspen have
been long-standing planning goals of the community. Achievement of these goals will serve to promote
a socially and economically balanced community, limit the number of individuals who face a long and
sometimes dangerous commute on State Highway 82, reduce the air pollution effects of commuting and
prevent exclusion of working residents from the City's neighborhoods.
The Aspen Area Community Plan established a goal that affordable housing for working residents be
provided by both the public and private sectors. The City and the Aspen/Pitkin County Housing Authority
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have provided affordable housing both within and adjacent to the City limits. The private sector has
also provided affordable housing. Nevertheless, as a result of the replacement of resident housing with
second homes and tourist accommodations and the steady increase in the size of the workforce required
to assure the continued viability of Aspen area businesses and the City's tourist-based economy, the City
has found it necessary, in concert with other regulations, to adopt limitations on the combining,
demolition or conversion of existing multi-family housing in order to minimize the displacement of
working residents, to ensure that the private sector maintains its role in the provision of resident
housing and to prevent a housing shortfall from occurring.
The combining, demolition, conversion or redevelopment of multi-family housing shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on compliance with
the following requirements (see definition of demolition.):
1. Requirements for combining, demolishing, converting or redeveloping free-market multi-family
housing units: Only one (1) of the following two (2) options is required to be met when
combining, demolishing, converting or redeveloping a free-market multi-family residential
property. To ensure the continued vitality of the community and a critical mass of local working
residents, no net loss of density (total number of units) between the existing development and
proposed development shall be allowed.
a. One-hundred-percent replacement. In the event of the demolition of free-market multi-
family housing, the applicant shall have the option to construct replacement housing
consisting of no less than one hundred percent (100%) of the number of units, bedrooms and
net livable area demolished. The replacement units shall be deed-restricted as resident
occupied affordable housing, pursuant to the Guidelines of the Aspen/Pitkin County Housing
Authority. An applicant may choose to provide mitigation units at a lower category
designation. Each replacement unit shall be approved pursuant to Subsection 4, Affordable
housing, of this Section.
When this one-hundred-percent standard is accomplished, the remaining development on
the site may be free-market residential development with no additional affordable housing
mitigation required as long as there is no increase in the number of free-market residential
units on the parcel. Free-market units in excess of the total number originally on the parcel
shall be reviewed pursuant to Paragraph 26.470.070.3, Expansion of free-market residential
units within a multi-family or mixed-use development.
b. Fifty-percent replacement. In the event of the demolition of free-market multi-family
housing and replacement of less than one hundred percent (100%) of the number of previous
units, bedrooms or net livable area as described above, the applicant shall be required to
construct affordable housing consisting of no less than fifty percent (50%) of the number of
units, bedrooms and the net livable area demolished. The replacement units shall be deed-
restricted as Category 4 housing, pursuant to the guidelines of the Aspen/Pitkin County
Housing Authority. An applicant may choose to provide mitigation units at a lower category
designation. Each replacement unit shall be approved pursuant to Paragraph 26.470.070.4,
Affordable housing.
When this fifty-percent standard is accomplished, the remaining development on the site
may be free-market residential development as long as additional affordable housing
mitigation is provided pursuant to Paragraph 26.470.070.3, Expansion of free-market
residential units within a multi-family or mixed-use project, and there is no increase in the
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number of free-market residential units on the parcel. Free-market units in excess of the
total number originally on the parcel shall be reviewed pursuant to Paragraph 26.470.070.7,
New free-market residential units within a multi-family or mixed-use project.
c. One-hundred percent affordable housing replacement. When one-hundred-percent of the
free-market multi-family housing units are demolished and are solely replaced with deed-
restricted affordable housing units on a site that are not required for mitigation purposes,
including any net additional dwelling units, pursuant to Section 26.470.070.4, Affordable
Housing; all of the units in the redevelopment are eligible for a Certificate of Affordable
Housing Credit, pursuant to Section 26.540 Certificate of Affordable Housing Credit. Any
remaining unused free market residential development rights shall be vacated.
Response – The applicant proposes to demolish the 14 free market residential units and to provide 28
deed restricted affordable housing units. Certificates of Affordable Housing Credit are addressed below.
C. Certificates of Affordable Housing Credit
The project proposes 27 deed restricted for sale Category 4 units, which equals 64 credits as calculated in
Table 2.
Table 2: Generated FTES
Unit Number of
Bedrooms
Employees
Housed
101 1 1.75
102 3 3.00
103 1 1.75
104 3 3.00
105 1 1.75
106 3 3.00
107 1 1.75
108 2 2.25
109 1 1.75
110 1 1.75
111 1 1.75
201 1 1.75
202 3 3.00
203 3 3.00
204 3 3.00
205 1 1.75
206 3 3.00
207 3 3.00
208 3 3.00
209 1 1.75
301 1 1.75
302 3 3.00
303 2 RO Unit
304 1 1.75
305 3 3.00
306 3 3.00
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307 3 3.00
308 1 1.75
28
units
54
bedrooms
excluding
RO unit
64 FTES
Employees
Housed excluding
RO unit
26.540.070 Review criteria for establishing an affordable housing credit. An Affordable Housing Credit
may be established by the Planning and Zoning Commission if all of the following criteria are met. The
proposed units do not need to be constructed prior to this review.
A. The proposed affordable housing unit(s) comply with the review standards of Section 26.470.070.4(a-
d).
Response –These standards are addressed above.
B. The affordable housing unit(s) are not an obligation of a Development Order and are not otherwise
required by this Title to mitigate the impacts of development.
Response – The proposed units are not affected by a Development Order and are not committed
to satisfy mitigation requirements for any other development.
D. Residential Design Standards
The project is subject to the Residential Design Standards applicable to Multi-family properties. Please
refer to Sheet Z-002 for a response to each Standard. The project complies with the Design Standards: no
variances are requested.
E. Parking
The property is currently under parked with a deficit of 15 parking spaces (22 spaces 4 required and 7 legal
spaces provided). The proposed project generates 43 parking spaces. Considering the deficit of 15 parking
spaces that are permitted to be maintained, 28 parking spaces are required. 28 spaces are provided in the
garage. Every unit will have one assigned parking space.
Table 3: Generated Parking Spaces
Unit Number of
Bedrooms
Generated parking
spaces
101 1 1
102 3 2
103 1 1
4 There are 14 existing units: 2 studios; 4 one-bedrooms; 6 two-bedrooms; 1 three-bedrooms; 1 four-bedroom.
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104 3 2
105 1 1
106 3 2
107 1 1
108 2 2
109 1 1
110 1 1
111 1 1
201 1 1
202 3 2
203 3 2
204 3 2
205 1 1
206 3 2
207 3 2
208 3 2
209 1 1
301 1 1
302 3 2
303 - RO 2 2
304 1 1
305 3 2
306 3 2
307 3 2
308 1 1
28
units
54
bedrooms
43 spaces generated/
28 spaces required
28 spaces provided
F. Variance for location of Trash/Recycle Area
After consulting with the Environmental Health Department, it was determined that the best location for
trash/recycle was at grade on the property. Access to the trash area in the garage, where it was previously
proposed, was inadequate for waste haulers and inconvenient for residents. We worked closely with
Environmental Health to creatively design a solution that is accessible to all residents, minimizes visual
impacts, and provides easy access to waste haulers.
Land Use Code Section 26.575.020.E.5.t states [emphasis added]:
Wildlife resistant Trash and Recycling enclosures located in residential zone districts shall be
prohibited in all yards facing a Street. These facilities may be placed within non-street facing
yards if the enclosure if the minimum reasonably necessary in both height and footprint, is an
unconditioned space not integrated with other structures on the property and serves no other
purpose such as storage, garage space, or other purposes unrelated to protecting wildlife.
Wildlife-resistant trash and recycling enclosures located in commercial, mixed use, or lodging zone
districts are not exempt from setback requirements and shall comply with zone district
requirements for Utility/Trash/Recycle areas.
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The trash/recycle area is proposed in a street-facing yard,
but is not located within a setback. The property is located
at the junction of Park Circle and Park Avenue. Significant
grade changes and land benches surround the rear and side
of the property making it impossible to locate a trash area
in a non-street facing yard. Variance review criteria are
addressed below.
26.314.040 Standards Applicable to Variances
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision-making body shall make a finding that the following three circumstances exist:
1. The grant of variance will generally be consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
The grant of variance will permit the property to meet the requirements of Municipal Code Title
12, Solid Waste. Proper disposal of trash and recycling is a City-wide goal that benefits the public
and the environment.
2. The grant of variance is the minimum variance that will make possible the reasonable use
of the parcel, building or structure; and
The requested location of the trash/recycle area in a street facing yard is the minimum variance
needed for the function and accessibility of the feature. The trash area is disguised to appear like
it is part of the building to reduce visual impacts, and the location is pushed to the far corner of
the property to reduce visual impacts to traffic on Park Circle.
3. Literal interpretation and enforcement of the terms and provisions of the Title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone district
and would cause the applicant unnecessary hardship, as distinguished from mere
inconvenience. In determining whether an applicant’s rights would be deprived, the Board
shall consider whether either of the following conditions apply:
a) There are special conditions and circumstances which are unique to the parcel, building
or structure, which are not applicable to other parcels, structures or buildings in the
same zone district and which do not result from the actions of the applicant; or
b) Granting the variance will not confer upon the applicant any special privilege denied by
the terms of this Title and the Municipal Code to other parcels, buildings or structures,
in the same zone district.
The trash/recycle area is proposed in a street-facing yard, but is not located within a setback. The
property is located at the junction of Park Circle and Park Avenue. Significant grade changes and
Figure 8: Detail of trash location
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land benches surround the rear and side of the property making it impossible to locate a trash
area in a non-street facing yard.
G. Transportation Impact Analysis (TIA)
The TIA is addressed in Exhibit 11. Most TIA measures are focused on physical improvements to the
property including vehicular and pedestrian interactions, which are currently haphazard and substandard.
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404 Park Avenue
Lot 3 of the Sunny Park Subvision
2737-074-04-705
Peter Fornell of Fat City LLC
402 Midland Park, Aspen, CO 8161
970-379-3434 or p.fornell@comcast.net
Sara Adams of BendonAdams
300 S. Spring St., #202, Aspen, CO 81611
970-925-2855 or sara@bendondams.com
Establish Affordable
Housing CreditsX
Free market multi-family residential unit development. Zoned Residential Multi-family (RMF) with PD
overlay.
5,525
100% affordable housing project with 28 housing units including subgrade garage and three stories above
grade.
providedat least one week prior to the public hearing
P120
VI.B.
404 Park Avenue
Fat City LLC represented by Sara Adams of BendonAdams
Lot 3 of Sunny Park Subdivision at the intersection of Park Ave. and Park Circle
RMF [conditional PD overlay, see Ordinance 20, Series of 2016]
gross lot size is 17,837.82
net lot area does not apply in the RMF zone district for multi-family development
n/a n/a
14 28
n/a
n/a
8,582.08 26,756 26,084
32' max up to 32' see Z-201 - 2129'10" - 28' max
n/a
n/a
n/a
5'
5'
n/a
5'
5'
n/a
n/a
/a
n/a
n/a
5'
n/a
5'
5'
28 spaces
5'
n/a
n/a
setbacks
trash/recycle location in street facing yard (26.575.020.5.t).
54
7 spaces
1'6"
n/a
1'8"
28 spaces
5'
5'
n/a
n/a
P121
VI.B.
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated
PM 12.5 20 0.34 20.34 0.00
Name: Peter Fornell, Fat City Apartments LLC
Company: c/o Sara Adams of BendonAdams
Address: 300 S. Spring Street, #202
Phone: 970-925-2855
Email: sara@bendonadams.com
Summary and Narrative:
Narrative:
10/11/2016
404 Park Affordable Housing Project
404 Park Avenue
Trip Generation
SUMMARY
Trip Mitigation NET TRIPS TO BE
MITIGATED
Click on the "Generate Narrative" Button to the right.
Respond to each of the prompts in the space provided.
Each response should cover the following:
1. Explain the selected measure.
2. Call out where the measure is located.
3. Demonstrate how the selected measure is appropriate to enhance the project site
and reduce traffic impacts.
4. Explain the Enforcement and Financing Plan for the selected measure.
5. Explain the scheduling and implementation responsibility of the mitigation measure.
6. Attach any additional information and a site map to the narrative report.
Project Description
In the space below provide a description of the proposed project.
100% affordable housing project with 28 units to replace existing 14 unit multi-family free market residential development. Three stories
above grade with a subgrade garage are proposed.
MMLOS
In the space provided call out the effective sidewalk width and the percentage of the site which meets or exceeds the minimum standard
width. Explain the site constraints for areas which do not meet the minimum width.
The sidewalk width is 6 feet which meets the minimum requirement for multi-family developments. The landscape buffer will be 6 feet to
exceed the 5 feet requirement.
Explain what driveways are removed and how this benefits the pedestrian experience.
Almost the entire property is one big curb cut with head in parking. The property will only have one curb cut to access the subgrade parking
garage. Removing all head in parking and adding sidewalks, landscaping and curb and gutter greatly improves the pedestrian experience by
organizing the current haphazard situation.
Explain the enhanced pedestrian interaction at driveway areas or alley crossings. There must be an existing deficiency on the proposed
site to select this mesaure. If the project will increase interaction between pedestrians and vehicles at a driveway this should be mitigated
by implementing improvements to that area. New signage, striping, mirrors, and other approved devices are examples to address
pedestrian-vehicle conflicts at driveways.
P122
VI.B.
The current pedestrian interaction with vehicles is dangerous and haphazard. Sidewalks, landscaping, and removing surface parking will
greatly improve this interaction. A mirror at the driveway entrance to the garage can be added if Engineering determines that it would be
helpful.
Explain any additional minor improvements which benefit the pedestrian experience and have been agreed upon with City of Aspen staff.
Extensive landscaping, retaining walls and grading are proposed alongside a new sidewalk to greatly improve the pedestrian experience.
Include any additional information that pertains to the MMLOS plan in the space provided below.
Enter Text Here
TDM
The project proposes onsite amenities. Describe the combination of amenities below. Providing a combination of creative onsite
amenities reduces the need for SOV trips throughout the day. Services within the development that will reduce the need for auto trips
include grocery, restaurant, recreation rental, dry cleaning, child care, bicycle repair stations, etc. A combination of amenities is required.
A bike repair station is proposed in the subgrade garage. Please reference the garage floor plan. Z-101.
A transit access improvement strategy will be implemented. Provision of safe and comfortable access to transit service is important for
generating and maintaining transit ridership, thus reducing SOV trips. The successful project will improve pedestrian access to a transit
stop via formalization of trails, addition and/or improvement of sidewalk, installation of lighting and/or way finding or other
measures.Explain the proposed transit access improvement strategy below.
A new sidewalk is proposed that helps residents get from the property to the bus stop across the street.
Include any additional information that pertains to the TDM plan in the space provided below.
Enter Text Here
MMLOS Site Plan Requirements
Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal.
Sidewalk Width and Buffer Width
Slopes Between Back of Curb and Sidewalk
Removed Driveway(s)
Enhanced Pedestrian Interaction at Driveway Areas
Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example)
Additional Minor Pedestrian Improvement
Bicycle Parking
Enforcement and Financing
Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures.
All of the measures are physcial and will be maintained either on or off premises.
P123
VI.B.
The transportation measures will be complete prior to C.O.
Monitoring and Reporting
Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan
requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results
and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data.
The residents will be responsible for monitoring the transportation measures and will provide information to the City as requested.
Scheduling and Implementation Responsibility of Mitigation Measures
Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures.
P124
VI.B.
= input
= calculation
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Minor
Entering Exiting Total Entering Exiting Total
Commercial (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00
Free-Market Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00
Affordable Housing (Units)14 Units 5.04 5.46 10.50 6.85 5.61 12.46
Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00
Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00
5.04 5.46 10.50 6.85 5.61 12.46
Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting
Commercial 2.27 0.69 0.31 4.14 0.4 0.6
Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44
Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45
Lodging 0.25 0.57 0.43 0.31 0.52 0.48
Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6
Name: Peter Fornell, Fat City Apartments LLC
Company: c/o Sara Adams of BendonAdams
Address: 300 S. Spring Street, #202
Phone: 970-925-2855
Email: sara@bendonadams.com
Trip Generation
10/11/2016
AM Peak Average PM Peak Average
Trips Generated
AM Peak-Hour PM Peak-Hour
TOTAL NEW TRIPS
ASSUMPTIONS
ASPEN TRIP GENERATION
Is this a major or minor project?
404 Park Avenue
404 Park Affordable Housing Project
Net New
Units/Square Feet of
the Proposed ProjectProposed Land Use
*For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to
the trip generation.
Instructions:
IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File"
and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro
Settings"category. Beneath "Macro Settings" select "Enable all Macros."
Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The
numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be
reduced put a negative number of units or square feet.
Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points
are only awarded for proposed (not existing) and confirmed aspects of the project.
Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project.
Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which
explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure
that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense
Minor Development -Inside the Roundabout
Major Development -Outside the Roundabout
Helpful Hints:
1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool.
2. Refer to TIA Frequently Asked Questions for a quick overview.
2. Hover over red corner tags for additional information on individual measures.
3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will
not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the
context of project location and future use.
Transportation Impact Analysis
TIA Frequently Asked Questions
P125
VI.B.
= input
= calculation
20
Category Sub.Measure Number Question Answer Points
1
Does the project propose a detached sidewalk where an attached
sidewalk currently exists? Does the proposed sidewalk and buffer
meet standard minimum widths?
Yes 5
2 Is the proposed effective sidewalk width greater than the standard
minimum width?0
3 Does the project propose a landscape buffer greater than the
standard minimum width?Yes 5
10
4
Does the project propose a detached sidewalk on an adjacent
block? Does the proposed sidewalk and buffer meet standard
minimum widths?
0
5 Is the proposed effective sidewalk width on an adjacent block
greater than the standard minimum width?0
6 Is the proposed landscape buffer on an adjacent block greater than
the standard minimum width?0
0
7 Are slopes between back of curb and sidewalk equal to or less than
5%?Yes 0
8 Are curbs equal to (or less than) 6 inches?Yes 0
9
Is new large-scale landscaping proposed that improves the
pedestrian experience? Properties within the Core do not have ample
area to provide the level of landscaping required to receive credit in
this category.
0
10 Does the project propose an improved crosswalk? This measure must
get City approval before receiving credit. 0
0
11 Are existing driveways removed from the street?Yes 5
12 Is pedestrian and/or vehicle visibility unchanged by new structure or
column?Yes 0
13 Is the grade (where pedestrians cross) on cross-slope of driveway 2%
or less?-5
14
Does the project propose enhanced pedestrian access points from
the ROW? This includes improvements to ADA ramps or creating new
access points which prevent pedestrians from crossing a street.
0
15 Does the project propose enhanced pedestrian or bicyclist
interaction with vehicles at driveway areas?Yes 5
5
16 Is the project's pedestrian directness factor less than 1.5?Yes 0
17
Does the project propose new improvements which reduce the
pedestrian directness factor to less than 1.2? A site which has an
existing pedestrian directness factor less than 1.2 cannot receive
credit in this category.
0
18 Is the project proposing an off site improvement that results in a
pedestrian directness factor below 1.2?* 0
19 Are traffic calming features proposed that are part of an approved
plan (speed humps, rapid flash)?*0
0
20
Are additional minor improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of
Aspen staff?
No 0
21
Are additional major improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of
Aspen staff?
0
0
15Pedestrian Total*
MMLOS Input Page
Subtotal
SubtotalSidewalk Condition on Adjacent BlocksSidewalk Condition on Project FrontageSubtotal
Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections.
Subtotal
Subtotal
PedestriansSubtotalAdditional Proposed ImprovementsTOTAL NUMBER OF TRIPS MITIGATED:Pedestrian RoutesTraffic Calming and Pedestrian NetworkDriveways, Parking, and Access ConsiderationsP126
VI.B.
Category Sub.Measure Number Question Answer Points
22 Is a new bicycle path being implemented with City approved design?0
23 Do new bike paths allow access without crossing a street or
driveway?0
24 Is there proposed landscaping, striping, or signage improvements to
an existing bicycle path?0
25 Does the project propose additional minor bicycle improvements
which have been agreed upon with City of Aspen staff?0
26 Does the project propose additional major bicycle improvements
which have been agreed upon with City of Aspen staff?0
0
Bicycle Parking27 Is the project providing bicycle parking?Yes 5
5
5
Category Sub.Measure Number Question Answer Points
28 Is seating/bench proposed?0
29 Is a trash receptacle proposed?0
30 Is transit system information (signage) proposed?0
31 Is shelter/shade proposed?0
32 Is enhanced pedestrian-scale lighting proposed?0
33 Is real-time transit information proposed?0
34 Is bicycle parking/storage proposed specifically for bus stop use?0
35 Are ADA improvements proposed?0
0
36 Is a bus pull-out proposed at an existing stop?0
37 Is relocation of a bus stop to improve transit accessibility or roadway
operations proposed?0
38 Is a new bus stop proposed (with minimum of two basic amenities)?0
0
0
Bicycles Total*
Transit Total*BicyclesModifications to Existing Bicycle PathsTransitBasic AmenitiesSubtotal
Subtotal
Enhanced AmenitiesSubtotal
Subtotal
P127
VI.B.
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will an onsite ammenities strategy be implemented?No
Which onsite ammenities will be implemented?Retail Servicing
Will a shared shuttle service strategy be implemented?
What is the degree of implementation?
What is the company size?
What percentage of customers are eligible?
3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?0.00%
0.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will a network expansion stragtegy be implemented?
What is the percentage increase of transit network coverage?
What is the existing transit mode share as a % of total daily trips?
Will a service frequency/speed strategy be implemented?
What is the percentage reduction in headways (increase in frequency)?
What is the existing transit mode share as a % of total daily trips?
What is the level of implementation?
Will a transit access improvement strategy be implemented?Yes
What is the extent of access improvements? Within Project and Connecting Off-site
7 Intercept Lot Will an intercept lot strategy be implemented?0.00%
2.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will there be participation in TOP?
What percentage of employees are eligible?
Is a transit fare subsidy strategy implemented?
What percentage of employees are eligible?
What is the amount of transit subsidy per passenger (daily equivalent)?
Is an employee parking cash-out strategy being implemented?
What percentage of employees are eligible?
Is a workplace parking pricing strategy implemented?
What is the daily parking charge?
What percentage of employees are subject to priced parking?
Is a compressed work weeks strategy implemented?
What percentage of employees are participating?
What is the workweek schedule?
Is an employer sponsered shuttle program implemented?
What is the employer size?
What percentage of employees are eligible?
Is a carpool matching strategy implemented?
What percentage of employees are eligble?
Is carshare participation being implemented?
How many employee memberships have been purchased?
What percentage of employees are eligble?
Is participation in the bikeshare program WE-cycle being implemented?
How many memberships have been purchased?
What percentage of employees/guests are eligble?
Is an end of trip facilities strategy being implemented?Yes
What is the degree of implementation? High
What is the employer size? Small
Is a self-funded emergency ride home strategy being implemented?
What percentage of employees are eligible?
Is a carpool/vanpool priority parking strategy being implemented?
What is the employer size?
What number of parking spots are available for the program?
Is a private employer shuttle strategy being implemented?
What is the employer size?
What percentage of employees are eligible?
Is a trip reduction marketing/incentive program implemented?
What percentage of employees/guests are eligible?
0.76%
2.00%
2.75%
1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail.
Maximum Reduction Allowed in CategoryTransit System Improvements Strategies1
2
4
5
6
8
9
10
0.00%
0.00%
0.00%
0.00%
2.00%
0.00%
Maximum Reduction Allowed in Category
Maximum Reduction Allowed in Category
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
Bikeshare Program
0.00%
TDM Input Page
0.00%
3.50%
0.00%Commute Trip Reduction Programs StrategiesOnsite Servicing
Shared Shuttle Service
Neighborhood/Site Enhancements Strategies0.00%
0.00%
Network Expansion
Service Frequency/Speed
Transit Access Improvement
Participation in TOP
Transit Fare Subsidy
Employee Parking Cash-Out
Workplace Parking Pricing
Compressed Work Weeks
Employer Sponsored Vanpool
Carpool Matching
Carshare Program
Self-funded Emergency Ride Home
Carpool/Vanpool Priority Parking
Private Employer Shuttle
Trip Reduction Marketing/Incentive
Program
End of Trip Facilities
Cross Category Maximum Reduction, Neighborhood and Transit
Global Maximum VMT Reductions
11
12
13
14
15
21
16
17
18
19
20
Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or
MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit
for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of
project location and future use.
P128
VI.B.
P129VI.B.
P130VI.B.
P131VI.B.
PROJECT NO:1507
DRAWN BY:AKP and JLR
COPYRIGHT FORUM PHI LLC
CONTRACTOR
STRUCTURAL
SURVEYOR
715 W Main St, Ste 204
Aspen, CO 81611
P: (970) 279-4157
F: (866) 770-5585
10/7/16 P + Z SUBMISSION
DATE OF PUBLICATION
404 PARK
Aspen CO 81611
Z-CVR
COVER
11/29/16
Frank Reynolds
FRR Construction
P.O. Box 2725
Aspen, CO 81621
(970) 927-3888
Frank@FRRconstruction.com
Mic Baca
Studio M Engineers, LLC
308 N. Hyland Park DR.
Glenwood Springs, CO 81601
(970) 366-8690
studiom.engineer@gmail.com
Michael Lafferty
Rocky Mountain Surveying
4133 Crystal Spring Rd
Carbondale, CO 81623
970-379-1919
laff@sopris.net
Z-301
Z-302
SECTION
SECTION
Z-401
Z-402
Z-403
Z-404
Z-501
LIFE SAFETY LOWER LEVEL
LIFE SAFETY MAIN LEVEL
LIFE SAFETY SECOND LEVEL
LIFE SAFETY THIRD LEVEL
NET LIVABLE LOWER LEVEL
Z-502
Z-503
Z-504
NET LIVABLE MAIN LEVEL
NET LIVABLE SECOND LEVEL
NET LIVABLE THIRD LEVEL
Z-CVR COVER
HISTORIC SURVEY
EXISTING SURVEY
Z-001
Z-002
Z-003X
Z-003
Z-004
Z-005X
Z-006X
Z-007X
Z-005
Z-006
Z-007
Z-008
Z-009
Z-101X
Z-102X
Z-103X
Z-104X
Z-101
Z-102
Z-103
Z-104
Z-105
Z-201
Z-202
Z-203
Z-204
Z-205
Z-206
Z-207
Z-208
ZONING SUMMARY
RDS COMPLIANCE
EXISTING SITE PLAN
PROPOSED SITE PLAN
SETBACKS | PROJECTIONS
EXISTING FLOOR AREA CALCULATIONS
EXISTING FLOOR AREA CALCULATIONS
EXISTING FLOOR AREA CALCULATIONS
FLOOR AREA CALCULATIONS
FLOOR AREA CALCULATIONS
FLOOR AREA CALCULATIONS
FLOOR AREA CALCULATIONS
FLOOR AREA CALCULATIONS
EXISTING LOWER LEVEL
EXISTING MAIN LEVEL
EXISTING SECOND LEVEL
EXISTING ROOF PLAN
PROPOSED LOWER LEVEL
PROPOSED MAIN LEVEL
PROPOSED SECOND LEVEL
PROPOSED THIRD LEVEL
PROPOSED ROOF PLAN
HEIGHTS
HEIGHTS
HEIGHTS
HEIGHTS
HEIGHTS
HEIGHTS
HEIGHTS
HEIGHT OVER TOPOGRAPHYP132 VI.B.
P133VI.B.
P134VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM ZONING
SUMMARY
FORUM PHI
Z-001
Zoning Allowance & Project Summary
404 Park Ave, Aspen, CO
Proposed Development Multi Family Development
Parcel #
Zone District RMF
Setbacks Existing Allowed (Principal)Allowed (Accessory)Proposed (Principal)Proposed (Accessory)Reference
Front 5'5'5'5'5'26.710.090
Rear 5'5'5'5'5'26.710.090
Combined Front/Rear N/A N/A N/A N/A N/A 26.710.090
East Side 5'5'5'5'5'26.710.090
West Side 5'5'5'5'5'26.710.090
Distance between Buildings no req. no req. no req. no req. no req. 26.710.090
Corner Lot N/A N/A N/A N/A N/A 26.710.090
Supplemental Breakdown Info Existing Required Proposed Reference
Net Leasable/Comm SQ FT N/A N/A
Open Space %N/A N/A
On-Site Parking N/A 28 spaces 28 spaces Existing 15 space deficit
Site Coverage Existing Proposed Reference
Gross Lot Area (sq ft)17,837.32 sq ft 17,837.32 sq ft
Area of Building Footprint (sq ft)6,056.75 sq ft 9,434.75 sq ft
Site Coverage %33.96%52.89%
Transferable Development Right (TDR)
Received TDR Certificate N/A
Sent TDR Certificate N/A
Transferred TDR Certificate N/A
Land Value Summary Actual Value Reference
Land $3,500,000 Pitkin County Assessor
Improvements $150,000 Pitkin County Assessor
Total $3,650,000 Pitkin County Assessor
273-707-404-705
Allowable Floor Area
404 Park Ave, Aspen, CO
Allowable Floor Area Reference
Total Lot Area 17,837.32 sq ft
Net Lot Area 17,837.32 sq ft
Allowable Floor Area 26,755.98 sq ft 1.5:1 of the gross lot area; 28 units or avaerage 959 sq ft per unit 26.710.090.D.10.e
Unique Approvals Reference
N/A
Variances Reference
N/A
Exemptions Reference
Garage Exemption 26.575.020.D.7Z0.18
Deck Exemption Up to 15% of allowable floor area exempt. (26,755.98 sq ft x15% = 4,013.25 sq ft exempt) 26.575.020.D.5Z0.18
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
Garage (located on Lower Level)N/A N/A 12,699.25 294.00 Z-005
Lower Level 1,406.50 775.25 Reference Garage Reference Garage Z-005X and Z-005
Main Level 5,357.25 5,357.25 9,283.00 9,283.00 Z-006X and Z-006
Second Level 2,606.50 2,606.50 8,517.00 8,517.00 Z-007X and Z-007
Third Level N/A N/A 7,775.75 7,775.75 Z-008
Deck Area 2,050.50 0.00 4,227.00 213.75 Z-006X through Z-008
TOTAL 11,420.75 8,739.00 42,502.00 26,083.50
First 250 sq ft exempt per unit. (Total 28 units = 7,000 sq ft exempt)
N/A
N/A
Demolition Calculations
404 Park Ave, Aspen, CO
Demolition Totals
Roof Demolition Percentage 100.00%
Wall Demolition Percentage 100.00%
Total Demolition 100.00%P135VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM RDS
COMPLIANCE
FORUM PHI
Z-002
RDS Section Code Description Options Compliance Description (Note Approved Variances)Reference
1) Strong Orientation Requirement The front façade of a building shall be parallel to the street. On a corner lot,
both street-facing facades of a building shall be parallel to each street.
On the corner lot, the street facing façades of a building are parallel to each street.Z-102
2) Moderate Orientation Requirement The front façade of a building shall face the street. On a corner lot, one
street facing façade shall face each intersecting street.
We meet option one.N/A
2. Garage Access
(non-flexible)
A multi-family building that has access from an alley or private street shall be required to access parking,
garages and carports from the alley or private street.
There is no access to an alley or private street.Z-002
3. Garage Placement
(non-flexible)
The front of a garage or the front-most supporting column of a carport shall be set back at least ten (10) feet
further from the street than the front façade of the principal building.
The front of the garage is set back at least ten feet further from the street than the
front most facing façade of the principle building.
Z-102
1) Street Oriented Entrance. There shall be at least one (1) entry door that faces the street for every four (4)
street-facing, ground-level units in a row. Fencing, hedgerows, walls or other permitted structures shall not
obstruct visibility to the entire door.
There is a minimum of one entry door facing the street for every four street facing
units in a row. (12 main level units - 5 street facing - 3 street facing entry doors)
Z-102
2) Open Front Porch There shall be at least one (1) porch or ground-level balcony that faces the street for
every street-facing, ground-level unit. Fencing, hedgerows, walls or other permitted structures shall not
obstruct visibility to the porch or the demarcated pathway.
We meet option one.N/A
1) Street Facing Principal Window The front façade shall have at least one (1) window with dimensions of three
(3) feet by four (4) feet or greater for each dwelling unit.
The front façade has at least one (1) window with dimensions of three (3) feet by four
(4) feet or greating for each dwelling unit.
Z-201
2) Window Group The front façade shall have at least one (1) group of windows that when measured as a
group has dimensions of three (3) feet by four (4) feet or greater for each dwelling unit.
We meet option one.N/A
Multi-Family Design Standards Compliance
City of Aspen RDS in Effect on 02/08/2016
1. Building Orientation
(flexible)
4. Entry Connection
(non-flexible)
5. Principal Window
(flexible)
B. Design StandardsP136 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING SITE
PLAN
FORUM PHI
Z-003XUPUNIT 7
UNIT 8
UNIT 9
UNIT 5
UNIT 5
DN DNUP 5'-0"5 '-0"5'-0"5'-0"
118'-81/4"
LINE OF WALL BELOW
79557960
79607950795579607955MIDLAND AVE.
PARK AVE.
PARK CIRCLE
EXISTING EDGE OF
PAVEMENT
LOT 5
79557960
79607950795579607955UNIT 13
UNIT 1
UNIT 2
UNIT 3
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
404 PARK AVE
LOT 3 SUNNY PARK
LOT SIZE: 17,837.32 SF +/-
ZONE DISTRICT: RMF
SITE COVERAGE: 52.89%
OPEN SPACE
6 7
1
54
2
3
TRANSFORMER
OUTLINE OF WALL BELOW
OUTLINE OF WALL BELOW
PARKING COUNT
EXISTING UNIT MIX
2 - STUDIOS
4 - ONE BEDROOMS
5 - TWO BEDROOMS
2 - THREE BEDROOMS
1 - FOUR BEDROOMS
REQUIRED PARKING
2 - SPACES
4 - SPACES
10 - SPACES
4 - SPACES
2 - SPACES
14 TOTAL UNITS 22 - SPACES REQUIRED
7 - SPACES PROVIDED
15 - SPACE DEFICIT
EXISTING CONIFEROUS TREE
TO BE REMOVED
EXISTING DECIDUOUS TREE
TO BE REMOVED
EXISTING CONIFEROUS TREE
EXISTING DECIDUOUS TREE
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
WALKWAY
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
NEXISTING SITE PLAN 1" = 20'
10 20 40P137
VI.B.
P138VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM SETBACKS |
PROJECTIONS
FORUM PHI
Z-00487/8"47/8"19'-0"
103'-0"100'-0"
118'-81/4"
LINE OF WALL BELOW
PROPOSED
DRIVEWAY WITHIN 24"
OF FINISHED GRADE
PER 26.575.020.E.5.q
LINE OF WALL BELOW
POOL
FEATURE
FIRE
FEATURE
MAILBOXES
PLANTER
BIORETENTION POND
GREENSPACE
PLANTER
ADA RAMP
PROPOSED
EDGE OF
PAVEMENT
BIORETENTION POND
79557960
79607950795579607955MIDLAND AVE.
PARK AVE.
PARK CIRCLE
LOT 5
UTILITY ABOVE OR
BELOW GRADE PER
26.575.020.E.5.a
PROJECT 100' = 7957'
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
404 PARK AVE
LOT 3 SUNNY PARK
LOT SIZE: 17,837.32 SF +/-
ZONE DISTRICT: RMF
SITE COVERAGE: 52.89%
OPEN SPACE
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
5'-0"
SIDE YARD
SETBACK5'-0"FRONT YARDSETBACK5'-0"
SID
E Y
A
R
D
S
E
T
B
A
C
K
5'-0"REAR YARDSETBACK1'-57/8"103/4"TRANSFORMER
LINE OF WALL BELOW
ROOF EAVE < 18"
PROJECTION PER
26.575.020.E.5.g
DECK
BELOW
ROOF EAVE < 18"
PROJECTION PER
26.575.020.E.5.g
ROOF EAVE < 18"
PROJECTION PER
26.575.020.E.5.g
ROOF EAVE < 18"
PROJECTION PER
26.575.020.E.5.g
GARAGE ENTRY
NSETBACKS AND PROJECTIONS 1" = 20'
10 20 40P139
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING
FLOOR AREA
CALCULATIONS
FORUM PHI
Z-005X
RG
UP
RG
W
DR
F
50'-31/4"2'-0"8'-63/4"13'-91/4"5'-6"11'-21/2"53'-61/2"
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
1.
8.
7.
6.
5.
4.
3.
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
22'-91/4"1,406.50 sq ft 2.
CRAWL SPACE EXEMPT PER
26.575.020.D.3
LIGHTWELL EXEMPT
6
6
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NEXISTING LOWER LEVEL 1/16" = 1'-0"
8 16 32
Existing Floor Area Calculations
404 Park Ave, Aspen, CO
Existing Lower Level Floor Area
Lower Level Gross Floor Area (Sq Ft)1,406.50
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
1 377.00 58.75
2 170.50 9.25
3 401.50 401.50
4 84.00 84.00
5 41.25 41.25
6 103.25 68.00
7 64.25 25.25
8 15.00 5.00
Overall Total Wall Areas (Sq Ft)1,256.75
Exposed Wall Area (Sq Ft)693.00
% of Exposed Wall (Exposed / Total)55.14%
Existing Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)1,406.50
Lower Level Countable Floor Area (Sq Ft)775.25 (1,406.5 x 55.14%)
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 759.5 + 589 = 1,348.5
Deck Floor Area (Sq Ft) Second Level 0.00 690.75 + 128.75 = 819.5
Deck/Porch Floor Area Totals (Sq Ft)0.00 (2,168 < 4,013.25)
Total Existing Floor Area Calculations
Lower Level Floor Area (Sq Ft)775.25
Main Level Floor Area (Sq Ft)5,357.25
Second Level Floor Area (Sq Ft)2,606.50
Deck/Porch Floor Area (Sq Ft)0.00
Total Existing Floor Area (Sq Ft)8,739.00
64.25 sq ft
377.00 sq ft
103.25 sq ft
170.50 sq ft
15.00 sq ft7'-6"50'-31/4"22'-91/4"7'-6"11'-21/2"
53'-61/2"
5'-6"2'-0"8'-63/4"13'-91/4"
1.2.
8.6.5.4.
3.
7.
68.00 sq ft 25.25 sq ft 5.00 sq ft
58.75 sq ft
41.25 sq ft84.00 sq ft
401.50 sq ft
9.25 sq ft
EXISTING LOWER LEVEL FILLS 1/16" = 1'-0"P140VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING
FLOOR AREA
CALCULATIONS
FORUM PHI
Z-006XUP589.00 sq ft
DNRG RGRG
FRGFRGUP FFRGRGFRG
F
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6
1,724.50 sq ft
1,885.25 sq ft
865.25 sq ft
759.50 sq ft
882.25 sq ft
OUTLINE OF WALL BELOW
OUTLINE OF WALL BELOW
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
Floor Area Calculations
404 Park Ave, Aspen, CO
Existing Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)5,357.25 1,724.5+1,885.25+882.25+865.25
Main Level Countable Floor Area (Sq Ft)5,357.25
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 759.5 + 589 = 1,348.5
Deck Floor Area (Sq Ft) Second Level 0.00 690.75 + 128.75 = 819.5
Deck/Porch Floor Area Totals (Sq Ft)0.00 (2,168 < 4,013.25)
Total Existing Floor Area Calculations
Lower Level Floor Area (Sq Ft)775.25
Main Level Floor Area (Sq Ft)5,357.25
Second Level Floor Area (Sq Ft)2,606.50
Deck/Porch Floor Area (Sq Ft)0.00
Total Existing Floor Area (Sq Ft)8,739.00
NEXISTING MAIN LEVEL 1/16" = 1'-0"
8 16 32P141
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING
FLOOR AREA
CALCULATIONS
FORUM PHI
Z-007XDNDNDNRGFRGFRGFRGPROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6
882.00 sq ft
1,724.50 sq ft
128.75 sq ft
690.75 sq ft
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NEXISTING UPPER LEVEL 1/16" = 1'-0"
8 16 32
Floor Area Calculations
404 Park Ave, Aspen, CO
Existing Second Level Floor Area Calculations
Second Level Gross Floor Area (Sq Ft)2,606.50 1,724.5 + 882.00
Second Level Countable Floor Area (Sq Ft)2,606.50
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 759.5 + 589 = 1,348.5
Deck Floor Area (Sq Ft) Second Level 0.00 690.75 + 128.75 = 819.5
Deck/Porch Floor Area Totals (Sq Ft)0.00 (2,168 < 4,013.25)
Total Existing Floor Area Calculations
Lower Level Floor Area (Sq Ft)775.25
Main Level Floor Area (Sq Ft)5,357.25
Second Level Floor Area (Sq Ft)2,606.50
Deck/Porch Floor Area (Sq Ft)0.00
Total Existing Floor Area (Sq Ft)8,739.00
P142VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM FLOOR AREA
CALCULATIONS
FORUM PHI
Z-005
88'-55/8"100'-7"10'-5"33'-103/8"142'-21/8"17'-0"18'-41/2"11'-111/4"6'-01/8"20'-85/8"ENCLOSED TO ABOVE
ENCLOSED TO ABOVE
ENCLOSED TO ABOVE
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UP
UPUP1.
3.
4.
5.
6.
8.
9.
10.23R @ 7"23R @ 7"2.
7.
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
11,913.50 sq ft
326.75 sq ft
207.00 sq ft252.00 sq ft
GARAGE PER 26.575.020.C.1
23R @ 7"
Floor Area Calculations
404 Park Ave, Aspen, CO
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)12,699.25
Garage Gross Floor Area (Sq Ft)11,913.50 12,699.25 - 785.75
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
1 1,016.50 0.00
2 1,155.75 0.00
3 1,633.50 118.75
4 195.25 0.00
5 211.00 148.00
6 137.25 0.00
7 69.00 0.00
8 238.00 0.00
9 119.75 0.00
10 389.00 0.00
Overall Total Wall Areas (Sq Ft)5,165.00
Exposed Wall Area (Sq Ft)266.75
% of Exposed Wall (Exposed / Total)5.16%
Lower Level Countable Floor Area Calculations
Garage Countable Floor Area (Sq Ft)253.50 [11,913.50 - (250 X 28)] X 5.16%
Lower Level Non-Garage Countable Floor Area (Sq Ft)40.50 (252 + 207 + 326.75) X 5.16%
Total Lower Level Countable Floor Area (Sq Ft)294.00
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 1,276.50
Deck Floor Area (Sq Ft) Second Level 0.00 1,300.50
Deck Floor Area (Sq Ft) Third Level 213.75 1,650.00
Deck/Porch Floor Area Totals (Sq Ft)213.75 (4,227 > 4,013.25)
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq Ft)294.00
Main Level Floor Area (Sq Ft)9,283.00
Second Level Floor Area (Sq Ft)8,517.00
Third Level Floor Area (Sq Ft)7,775.75
Deck/Porch Floor Area (Sq Ft)213.75
Total Proposed Floor Area (Sq Ft)26,083.50
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NLOWER LEVEL 1/16" = 1'-0"
8 16 32P143
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM FLOOR AREA
CALCULATIONS
FORUM PHI
Z-006
1,633.50 sq ft
195.25 sq ft
211.00 sq ft
1,016.50 sq ft
1,155.75 sq ft
137.25 sq ft 69.00 sq ft 238.00 sq ft 119.75 sq ft 389.00 sq ft
118.75 sq ft
148.00 sq ft11'-57/8"88'-55/8"11'-57/8"17'-0"18'-41/2"
142'-21/8"11'-57/8"100'-7"
11'-111/4"6'-01/8"20'-85/8"10'-5"33'-103/8"11'-57/8"12'-101/2"5'-6"
1.
2.
3.
4.5.6.7.8.9.10.
Floor Area Calculations
404 Park Ave, Aspen, CO
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)12,699.25
Garage Gross Floor Area (Sq Ft)11,913.50 12,699.25 - 785.75
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
1 1,016.50 0.00
2 1,155.75 0.00
3 1,633.50 118.75
4 195.25 0.00
5 211.00 148.00
6 137.25 0.00
7 69.00 0.00
8 238.00 0.00
9 119.75 0.00
10 389.00 0.00
Overall Total Wall Areas (Sq Ft)5,165.00
Exposed Wall Area (Sq Ft)266.75
% of Exposed Wall (Exposed / Total)5.16%
Lower Level Countable Floor Area Calculations
Garage Countable Floor Area (Sq Ft)253.50 [11,913.50 - (250 X 28)] X 5.16%
Lower Level Non-Garage Countable Floor Area (Sq Ft)40.50 (252 + 207 + 326.75) X 5.16%
Total Lower Level Countable Floor Area (Sq Ft)294.00
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 1,276.50
Deck Floor Area (Sq Ft) Second Level 0.00 1,300.50
Deck Floor Area (Sq Ft) Third Level 213.75 1,650.00
Deck/Porch Floor Area Totals (Sq Ft)213.75 (4,227 > 4,013.25)
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq Ft)294.00
Main Level Floor Area (Sq Ft)9,283.00
Second Level Floor Area (Sq Ft)8,517.00
Third Level Floor Area (Sq Ft)7,775.75
Deck/Porch Floor Area (Sq Ft)213.75
Total Proposed Floor Area (Sq Ft)26,083.50
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
LOWER LEVEL FILLS 1/16" = 1'-0"P144VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM FLOOR AREA
CALCULATIONS
FORUM PHI
Z-007UPDNUPDN1,819.50 sq ft
17.00 sq ft
20.00 sq ft
693.00 sq ft
237.00 sq ft
35.50 sq ft
53.50 sq ft
W
WWRGFDWRGDW F
RGDW F
RGFDWWW W
RGDWFRGFDWRG FDW
W
W
WRGFDWWWRGFDW
WRGFDWRG DWF178.25 sq ft
OPEN TO ABOVE
ENCLOSED TO BELOW
ENCLOSED TO BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"> 30" ABOVE GRADE
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
7,285.25 sq ft
60.00 sq ft
132.50 sq ft
OPEN TO ABOVE
WILDLIFE-RESISTANT TRASH
ENCLOSURE EXEMPT PER
26.575.020.D.13
SITE WALLS EXEMPT PER
26.575.020.D.13
VERTICAL CIRCULATION
EXEMPT PER
26.575.020.D.2
VERTICAL CIRCULATION
EXEMPT PER
26.575.020.D.2
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NMAIN LEVEL 1/16" = 1'-0"
8 16 32
Floor Area Calculations
404 Park Ave, Aspen, CO
Proposed Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)9,283.00 1,819.5 + 7,285.25+178.25
Total Main Level Countable Floor Area (Sq Ft)9,283.00
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 1,276.50
Deck Floor Area (Sq Ft) Second Level 0.00 1,300.50
Deck Floor Area (Sq Ft) Third Level 213.75 1,650.00
Deck/Porch Floor Area Totals (Sq Ft)213.75 (4,227 > 4,013.25)
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq Ft)294.00
Main Level Floor Area (Sq Ft)9,283.00
Second Level Floor Area (Sq Ft)8,517.00
Third Level Floor Area (Sq Ft)7,775.75
Deck/Porch Floor Area (Sq Ft)213.75
Total Proposed Floor Area (Sq Ft)26,083.50
P145VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM FLOOR AREA
CALCULATIONS
FORUM PHI
Z-008WWRGDWRGFDWRGFDWWFW
RG FDW
W RGDW F
W
RGFDWWRGFDWW
RG FDWWRGFDW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNUPDNUPDNUPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
6,845.50 sq ft
47.25 sq ft
46.00 sq ft
56.50 sq ft
29.75 sq ft
1,671.50 sq ft
46.00 sq ft
48.25 sq ft
240.50 sq ft
703.25 sq ft
41.50 sq ft 41.50 sq ft
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NSECOND LEVEL 1/16" = 1'-0"
8 16 32
Floor Area Calculations
404 Park Ave, Aspen, CO
Proposed Second Level Floor Area Calculations
Proposed Level Gross Floor Area (Sq Ft)8,517.00 1,671.5 + 6,845.5
Second Level Countable Floor Area (Sq Ft)8,517.00
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 1,276.50
Deck Floor Area (Sq Ft) Second Level 0.00 1,300.50
Deck Floor Area (Sq Ft) Third Level 213.75 1,650.00
Deck/Porch Floor Area Totals (Sq Ft)213.75 (4,227 > 4,013.25)
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq Ft)294.00
Main Level Floor Area (Sq Ft)9,283.00
Second Level Floor Area (Sq Ft)8,517.00
Third Level Floor Area (Sq Ft)7,775.75
Deck/Porch Floor Area (Sq Ft)213.75
Total Proposed Floor Area (Sq Ft)26,083.50
P146VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM FLOOR AREA
CALCULATIONS
FORUM PHI
Z-009
W
RGFDW
W
RGFDWWW WRGFDW
RG FDW
WW RGFDWRGF DWWWRGDW FRGFDW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNDNDNDN
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
436.75 sq ft
240.50 sq ft
703.50 sq ft
47.25 sq ft
55.75 sq ft
46.00 sq ft
48.25 sq ft
30.50 sq ft
41.50 sq ft
6,104.25 sq ft
1,671.50 sq ft
VERTICAL CIRCULATION
EXEMPT PER
26.575.020.D.2
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT
EXPOSED WALL AREA
UNEXPOSED WALL AREA
NTHIRD LEVEL 1/16" = 1'-0"
8 16 32
Floor Area Calculations
404 Park Ave, Aspen, CO
Proposed Third Level Floor Area Calculations
Proposed Level Gross Floor Area (Sq Ft)7,775.75 1,671.5 + 6,104.25
Third Level Countable Floor Area (Sq Ft)7,775.75
Proposed Deck/Porch Floor Area Calculations Countable Floor Area (Sq Ft)Gross Floor Area (Sq Ft)
Deck Floor Area (Sq Ft) Lower Level 0.00 0.00
Deck Floor Area (Sq Ft) Main Level 0.00 1,276.50
Deck Floor Area (Sq Ft) Second Level 0.00 1,300.50
Deck Floor Area (Sq Ft) Third Level 213.75 1,650.00
Deck/Porch Floor Area Totals (Sq Ft)213.75 (4,227 > 4,013.25)
Total Proposed Floor Area Calculations
Lower Level Floor Area (Sq Ft)294.00
Main Level Floor Area (Sq Ft)9,283.00
Second Level Floor Area (Sq Ft)8,517.00
Third Level Floor Area (Sq Ft)7,775.75
Deck/Porch Floor Area (Sq Ft)213.75
Total Proposed Floor Area (Sq Ft)26,083.50
P147VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING
LOWER LEVEL
FORUM PHI
Z-101X
PROPOSED WALL
WALL PLAN LEGEND
WALL TO BE DEMOLISHED
RG
UP
RG
W
DR
F
OUTLINE OF BLDG PERIMETER
OUTLINE OF BLDG PERIMETER
OUTLINE OF BLDG PERIMETER
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6
4 BEDROOM
UNIT SUMMARY
1 BEDROOM
STUDIO
3 BEDROOM
3 BEDROOM
2 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM
STUDIO
2 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 13
UNIT 14
NEXISTING LOWER LEVEL 1/16" = 1'-0"
8 16 32P148 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING MAIN
LEVEL
FORUM PHI
Z-102XUPDNRGRGRGFRGFRGUPFFRGRGFRG
F
OUTLINE OF ROOF ABOVE
OUTLINE OF ROOF ABOVE
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6
OUTLINE OF WALL BELOW
OUTLINE OF WALL BELOW
PROPOSED WALL
WALL PLAN LEGEND
WALL TO BE DEMOLISHED
4 BEDROOM
UNIT SUMMARY
1 BEDROOM
STUDIO
3 BEDROOM
3 BEDROOM
2 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM
STUDIO
2 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 13
UNIT 14
NEXISTING MAIN LEVEL 1/16" = 1'-0"
8 16 32P149
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING
SECOND LEVEL
FORUM PHI
Z-103XDNDNDNRGFRGFRGFRGOUTLINE OF ROOF
OUTLINE OF ROOF ABOVE
OUTLINE OF ROOF ABOVE
OUTLINE OF BLDG BELOW
OUTLINE OF ROOF
OUTLINE OF BLDG BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6PROPOSED WALL
WALL PLAN LEGEND
WALL TO BE DEMOLISHED
4 BEDROOM
UNIT SUMMARY
1 BEDROOM
STUDIO
3 BEDROOM
3 BEDROOM
2 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM
STUDIO
2 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 13
UNIT 14
NEXISTING SECOND LEVEL 1/16" = 1'-0"
8 16 32P150 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM EXISTING ROOF
PLAN
FORUM PHI
Z-104X
2:12
2:12
2:12
2:12
2:12
2:12
2:12 2:12
2:12
2:12
OUTLINE OF BLDG BELOW
OUTLINE OF BLDG BELOW
OUTLINE OF BLDG BELOW
OUTLINE OF BLDG BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
7
7
2
2
H H
A A
3
3
C C
F F
B B
1
1
5
5
D D
4
4
G G
E E
6
6
2:12
NEXISTING ROOF PLAN 1/16" = 1'-0"
8 16 32P151
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM PROPOSED
LOWER LEVEL
FORUM PHI
Z-101
16'-0"
24'-0" REQUIRED BACKUP
87'-31/2" T.O.SLAB
OVERHEAD
STORAGE PER
PARKING SPACE
BIKE RACKS
/ STAND
FLAT FOR DRAIN AND
GARAGE DOOR
LINE OF WALL ABOVE
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UP
UPUPACCESS
ASILE
1
ACCESSIBLE VAN
UNIT 102
6
ACCESSIBLE
CAR PARKING
UNIT 103
3
UNIT 104
4
UNIT 105
5
UNIT 106
7
UNIT 107
8
UNIT 108
9
UNIT 109
10
UNIT 110
11
UNIT 111
12
UNIT 201
13
UNIT 202
14
UNIT 203
15
UNIT 204
16
UNIT 205
17
UNIT 206
18
UNIT 207
19
UNIT 208
20
UNIT 209
21
UNIT 301
22
UNIT 302
23
UNIT 303 - R.O.
24
UNIT 304
25
UNIT 305
27
UNIT 307
26
UNIT 306
28
UNIT 308
ACCESS
ASILE
2
UNIT 101
ONE WAY
ONE WAY
23R @ 7"23R @ 7"ELEVATOR
12% SLOPE
12% SLOPE
1% UP SLOPE
GARAGE
11,135.50 sq ft
MECHANICAL
411.25 sq ft
A
Z-301
A
Z-301
B
Z-302
B
Z-302
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
23R @ 7"
PARKING COUNT
PROPOSED UNIT MIX
13 - ONE BEDROOMS
1 - TWO BEDROOMS
13 - THREE BEDROOMS
1 - RO UNIT
REQUIRED PARKING
13 - SPACES
2 - SPACES
26 - SPACES
2 - SPACES
28 TOTAL UNITS 43 - SPACES REQUIRED
15 - SPACES DEFICIT
28 - SPACES REQUIRED NPROPOSED LOWER LEVEL 1/16" = 1'-0"
8 16 32P152 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM PROPOSED
MAIN LEVEL
FORUM PHI
Z-102UPDNUPDNWWWRGFDWRGDWFRGDWF
RGFDWWW W
RGDWFRGFDWRG FDW
W
W
WRGFDWWWRGFDW
WRGFDWRG DWF19'-0"
100'-0" T.O.PLY
100'-0" T.O.PLY
A
Z-301
A
Z-301
B
Z-302
B
Z-302
ROOF OVERHANG
ROOF OVERHANG
OPEN TO ABOVE
ENCLOSED TO BELOW
ENCLOSED TO BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UPDN
UP
PROJECT 100' = 7957'17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"UNIT 104
BEDROOM 3
UNIT 104
BATH 1
UNIT 105
LIVING/KITCHEN
UNIT 104
BATH 2
UNIT 104
BEDROOM 1
UNIT 104
BEDROOM 2
UNIT 105
BEDROOM 1
UNIT 105
BATH 1
UNIT 103
BEDROOM 1
UNIT 103
BATH 1
UNIT 103
LIVING/KITCHEN
UNIT 106
LIVING/KITCHEN
UNIT 106
BATH 2
UNIT 108
BATH 1
UNIT 108
BEDROOM 2
UNIT 108
BEDROOM 1
UNIT 108
LIVING/KITCHEN
UNIT 107
LIVING/KITCHEN
UNIT 107
BATH 1
UNIT 109
BATH 1
UNIT 109
BEDROOM 1
UNIT 109
LIVING/KITCHEN
UNIT 110
BEDROOM 1
UNIT 111
BEDROOM 1
UNIT 110
LIVING/KITCHEN
UNIT 110
BATH 1
UNIT 111
BATH 1
UNIT 111
LIVING/KITCHEN
UNIT 102
BEDROOM 1
UNIT 102
BATH 1
UNIT 102
HALL
UNIT 102
BATH 2
UNIT 101
LIVING/KITCHEN
UNIT 101
BATH 1
UNIT 101
BEDROOM 1
UNIT 106
BATH 1
UNIT 104
LIVING/KITCHEN
TRASH
151.75 sq ft
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
5'-0"
SIDE YARD
SETBACK5'-0"FRONT YARDSETBACK5'-0"
SID
E Y
A
R
D
S
E
T
B
A
C
K
5'-0"REAR YARDSETBACKOPEN TO ABOVE
GARAGE ENTRY
UNIT 106
BEDROOM 3
UNIT 107
BEDROOM 1
UNIT 102
BEDROOM 2
UNIT 102
LIVING/KITCHEN
UNIT 102
BEDROOM 3
UNIT 106
BEDROOM 2
UNIT 106
BEDROOM 1
NPROPOSED MAIN LEVEL 1/16" = 1'-0"
8 16 32P153
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM PROPOSED
SECOND LEVEL
FORUM PHI
Z-103WWRGDWRGFDWRGFDWWFW
RG FDW
W RGDW F
W
RGFDWWRGFDWW
RG FDWWRGFDW
A
Z-301
A
Z-301
B
Z-302
B
Z-302
109'-35/8" T.O.PLY
109'-35/8" T.O.PLY
ROOF OVERHANG
ROOF OVERHANG
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNUPDNUPDNUPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"UNIT 203
LIVING/KITCHEN
UNIT 203
BATH 1
UNIT 203
BEDROOM 1
UNIT 203
BEDROOM 2
UNIT 203
BEDROOM 3
UNIT 203
HALL
UNIT 205
BATH 1
UNIT 205
BEDROOM 1
UNIT 204
BEDROOM 3
UNIT 204
BEDROOM 2
UNIT 204
BATH 2
UNIT 204
BEDROOM 1
UNIT 204
LIVING/KITCHEN
UNIT 204
BATH 1
UNIT 207
BEDROOM 1UNIT 207
BATH 1
UNIT 207
BEDROOM 3
UNIT 207
BATH 2
UNIT 207
LIVING/KITCHEN
UNIT 208
LIVING/KITCHEN
UNIT 208
BATH 2
UNIT 208
BATH 1
UNIT 208
BEDROOM 1
UNIT 208
HALL
UNIT 208
BEDROOM 2
UNIT 208
BEDROOM 3
UNIT 209
LIVING/KITCHEN
UNIT 209
BATH 1
UNIT 209
BEDROOM 1
UNIT 201
LIVING/KITCHEN
UNIT 201
BEDROOM 1
UNIT 202
BATH 1
UNIT 202
HALL
UNIT 202
BATH 2
UNIT 203
BATH 2
UNIT 206
BEDROOM 3
UNIT 206
BATH 2
UNIT 206
LIVING/KITCHEN
UNIT 206
BATH 1
UNIT 206
BEDROOM 2
UNIT 206
BEDROOM 1
UNIT 201
BATH 1
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
UNIT 205
LIVING/KITCHEN
UNIT 207
BEDROOM 2
UNIT 202
BEDROOM 2
UNIT 202
LIVING/KITCHEN
UNIT 202
BEDROOM 3
UNIT 202
BEDROOM 1
NPROPOSED SECOND LEVEL 1/16" = 1'-0"
8 16 32P154 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM PROPOSED
THIRD LEVEL
FORUM PHI
Z-104
W
RGFDW
W
RGFDWWW WRGFDW
RG FDW
WW RGFDWRGF DWWWRGDW FRGFDWA
Z-301
A
Z-301
B
Z-302
B
Z-302
118'-71/4" T.O.PLY
118'-71/4" T.O.PLY
ROOF OVERHANG
ROOF OVERHANG
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNDNDNDN
UNIT 304
BATH 1
UNIT 304
BEDROOM 1
UNIT 305
BEDROOM 3
UNIT 305
BATH 2
UNIT 305
LIVING/KITCHEN
UNIT 305
BATH 1
UNIT 305
BEDROOM 2
UNIT 305
BEDROOM 1
UNIT 306
BEDROOM 1UNIT 306
BATH 1
UNIT 306
BEDROOM 3
UNIT 306
BATH 2
UNIT 307
LIVING/KITCHEN
UNIT 307
BATH 2
UNIT 307
BATH 1
UNIT 307
BEDROOM 1
UNIT 307
HALL
UNIT 307
BEDROOM 2
UNIT 307
BEDROOM 3
UNIT 308
LIVING/KITCHEN
UNIT 308
BATH 1
UNIT 308
BEDROOM 1
UNIT 302
BATH 1
UNIT 302
HALL
UNIT 302
BEDROOM 3
UNIT 302
BATH 2
UNIT 306
LIVING/KITCHEN
UNIT 303
BEDROOM 1UNIT 303
BATH 1
UNIT 303
LAUNDRY
UNIT 303
LIVING/KITCHEN
UNIT 303
CLOSET
UNIT 303
MASTER BATH
UNIT 303
MASTER BEDROOM
UNIT 303
HALL
UNIT 201
LIVING/KITCHEN
UNIT 201
BEDROOM 1
UNIT 201
BATH 1
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
UNIT 304
LIVING/KITCHEN
UNIT 306
BEDROOM 2
UNIT 302
BEDROOM 2
UNIT 302
LIVING/KITCHEN
UNIT 302
BEDROOM 1
NPROPOSED THIRD LEVEL 1/16" = 1'-0"
8 16 32P155
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM PROPOSED
ROOF PLAN
FORUM PHI
Z-105
A
Z-301
A
Z-301
B
Z-302
B
Z-3024'-0"4'-11"13'-31/2"4"OUTLINE OF WALL BELOW
OUTLINE OF WALL BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2 10'-51/2"31/2"103/4"4"33/8"
75/8"4"7'-11"4"4"4'-83/4"1'-6"51/8"7'-63/4"8'-115/8"4'-4"1'-6"5'-6"95/8"1'-6"2'-51/2"7'-111/2"4"9'-13/8"93/4"
2'-31/8"4"1'-6"9'-3"
4"
FLAT
FLAT
6:12
6:12 6:12
6:12
1:12
6:12 6:12 6:12 6:12
FLAT
FLAT
FLAT
6:12
6:12
FLAT
6:12
FLATFLATFLATFLATFLAT
6:12 6:12
1:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
FLAT
FLAT2:12
DECK
BELOW
NOTE: ALL FLAT ROOFS SLOPED
1/4" PER 1' FOR DRAINAGE NPROPOSED ROOF PLAN 1/16" = 1'-0"
8 16 32P156 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-201
5 4 3867
30'-75/8"30'-51/8"30'-11"31'-31/8"SETBACK LINESETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT
SEE ELEVATION 6 SHEET
Z-205 FOR SLOPE AND
HEIGHT MEASUREMENTS
SEE ELEVATION 5 SHEET
Z-204 FOR SLOPE AND
HEIGHT MEASUREMENTS
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
LOWER LEVEL
T.O. SLAB 87'-31/2"
RIDGE HEIGHT
132'-6"
FLMN
O
DC
G
E
6
12
6
12
6
12
6
12
1
12
1 ELEVATION 3/32" = 1'-0"P157VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-20231'-9"31'-7"SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE RIDGE POINT
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
131'-27/8"
ABC EE DD
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
LOWER LEVEL
T.O. SLAB 87'-31/2"
6
12
1
126
12
C B A
SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT
SEE ELEVATION 4 SHEET
Z-203 FOR SLOPE AND
HEIGHT MEASUREMENTS
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
132'-51/2"
DD
EE
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
CC
FF
LOWER LEVEL
T.O. SLAB 87'-31/2"
2 ELEVATION 3/32" = 1'-0"3 ELEVATION 3/32" = 1'-0"P158VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-203
1 3 4 5 8672
29'-51/8"29'-51/8"30'-31/8"31'-61/8"SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
RMF ZONE DISTRICT
HEIGHT LIMIT
SEE ELEVATION 5 SHEET
Z-204 FOR SLOPE AND
HEIGHT MEASUREMENTS
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
W MDD V
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
L
X
Y
Z
AABBCC
RIDGE HEIGHT
132'-51/2"
LOWER LEVEL
T.O. SLAB 87'-31/2"
6
12
6
12
6
12
6
12
4 ELEVATION 3/32" = 1'-0"P159VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-204
A B C E F HGD
MAIN LEVEL
T.O. PLY 100'-0" = 7957'30'-33/8"30'-33/8"30'-33/8"30'-33/8"30'-33/8"30'-33/8"SETBACK LINESETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
RMF ZONE DISTRICT
HEIGHT LIMIT
SEE ELEVATION 4 SHEET
Z-204 FOR SLOPE AND
HEIGHT MEASUREMENTS
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
PLANTER
N
O
M
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
PRS
QT
UV
M
RIDGE HEIGHT
132'-51/2"
LOWER LEVEL
T.O. SLAB 87'-31/2"
6
12
6
12
6
12
6
12
6
12
6
12
5 ELEVATION 3/32" = 1'-0"P160VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-20529'-91/8"29'-81/8"HISTORIC GRADE
PROPOSED GRADE
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE RMF ZONE DISTRICT HEIGHT LIMIT
SEE ELEVATION 6 SHEET
Z-205 FOR SLOPE AND
HEIGHT MEASUREMENTS
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
131'-27/8"
A
I
J
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
B H
LOWER LEVEL
T.O. SLAB 87'-31/2"
6
12
6
12
HGF
29'-71/4"29'-71/4"SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT
SEE ELEVATION 1 SHEET
Z-201 FOR SLOPE AND
HEIGHT MEASUREMENTS
1/2 POINT FROM
EAVE TO RIDGE
1/2 POINT FROM
EAVE TO RIDGE
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
131'-2"
F
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
GHI
LOWER LEVEL
T.O. SLAB 87'-31/2"
6
12
6
12
7 ELEVATION 3/32" = 1'-0"6 ELEVATION 3/32" = 1'-0"P161VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-206
SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT
SEE ELEVATION 2 SHEET
Z-202 FOR SLOPE AND
HEIGHT MEASUREMENTS
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
131'-27/8"
A
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
LOWER LEVEL
T.O. SLAB 87'-31/2"
5 4 3
HISTORIC GRADE
PROPOSED GRADE
RMF ZONE DISTRICT HEIGHT LIMIT
DORMER EXEMPT
PER 26.575.020.F.2.f
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
FF EE
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
HH
RIDGE HEIGHT
132'-51/2"
FF
LOWER LEVEL
T.O. SLAB 87'-31/2"
8 ELEVATION 3/32" = 1'-0"9 ELEVATION 3/32" = 1'-0"P162VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHTS
FORUM PHI
Z-207
H F EG
SETBACK LINE
HISTORIC GRADE
PROPOSED GRADE
FLAT ROOF, SLOPED 1/4"
PER 1' FOR DRAINAGE
RMF ZONE DISTRICT HEIGHT LIMIT
DORMER EXEMPT
PER 26.575.020.F.2.f
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
L L HH
RIDGE HEIGHT
132'-51/2"
LOWER LEVEL
T.O. SLAB 87'-31/2"
10 ELEVATION 3/32" = 1'-0"P163VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM HEIGHT OVER
TOPOGRAPHY
FORUM PHI
Z-208
8
Z-206
7
Z-205
6
Z-205
10
Z-207
9
Z-206
3
Z-202
4
1
5
Z-205
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
A
C
L M
N
Q
W
D C
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
1
Z-201
2
Z-202
FLAT
OUTLINE OF WALL BELOW
OUTLINE OF WALL BELOW
DORMER EXEMPT
PER 26.575.020.F.2.f
FLAT
DORMER EXEMPT
PER 26.575.020.F.2.f
15' OFFSET LINE
6:12
6:12 6:12
6:12
1:12
6:12 6:12 6:12 6:12
FLAT
FLAT
FLAT
6:12
6:12
FLAT
6:12
24'-81/4"
FLATFLATFLATFLATFLAT
6:12 6:12
1:12
6:12
6:12
25'-91/8"27'-93/4"26'-13/4"28'-5"26'-113/8"
28'-2"
24'-0"
27'-111/2"
29'-01/8"
27'-43/8"
30'-91/4"31'-31/8"30'-11"
31'-61/8"30'-33/8"
30'-51/8"30'-75/8"
6:12 30'-33/8"
6:12
6:12
6:12
6:12
29'-1"
28'-33/8"
27'-111/2"
31'-9"
31'-7"
29'-03/8"
28'-103/8"
28'-83/4"
29'-2"
25'-6"
FLAT
30'-33/8"
30'-33/8"
30'-33/8"
30'-33/8"
30'-33/8"
FLAT2:12
14'-105/8"22'-91/4"
B
O
P
E F
G
H
I
J
K
R
S
T
U
VMLWXYZAABBCCDD
GG
I I
HH
JJ
EEFF
15' Offset
404 Park Ave, Aspen, CO
Elevation Label Elevation of Historic
Grade
Elevation of Proposed
Grade Most Restrictive Roof Height over
Topography
Actual Roof Height over
Most Restrictive
A 7956'-2 7/8"N/A Historic 7986'-9 1/8"30'-6 1/4"
B 7956'-3 1/2"N/A Historic 7986'-8 1/8"30'-4 5/8"
C 7956'-9 3/8"N/A Historic 7984'-11 1/2"28'-2 1/8"
E 7957'-6 1/4"N/A Historic 7986'-9 1/8"29'-2 7/8"
F 7957'-10 1/4"N/A Historic 7986'-8 1/4"28'-10"
G 7957'-5 1/4"N/A Historic 7986'-7 1/4"29'-2"
H 7957'-10 1/2"N/A Historic 7986'-7 1/4"28'-8 3/4"
I 7957'-7 1/8"N/A Historic 7984'-11 1/2"27'-4 3/8"
J 7957'-3 1/2"N/A Historic 7986'-3 7/8"29'-0 3/8"
K 7957'-5 1/2"N/A Historic 7986'-3 7/8"28'-10 3/8"
L 7959'-0 3/4"N/A Historic 7987'-5 1/8"28'-4 3/8"
M 7959'-7 3/4"N/A Historic 7987'-5 1/8"27'-9 3/8"
N 7960'N/A Historic 7984'-11 1/2"24'-11 1/2"
O 7960'-4 3/4"N/A Historic 7987'-3 3/8"26'-10 5/8"
P 7960'-7 1/2"N/A Historic 7987'-3 3/8"26'-7 7/8"
Q 7960'-11 1/2"N/A Historic 7984'-11 1/2"24'-0"
R 7960'-9 3/4"N/A Historic 7987'-3 3/8"26'-5 5/8"
S 7960'-7 1/2"N/A Historic 7987'-3 3/8"26'-7 7/8"
T 7960'-3 1/4"N/A Historic 7984'-11 1/2"24'-8 1/4"
W 7959'-2 3/8"N/A Historic 7984'-11 1/2"25'-9 1/8"
X 7959'-3/4"N/A Historic 7986'-10 1/2"27'-9 3/4"
Y 7958'-9 3/4"N/A Historic 7984'-11 1/2"26'-1 3/4"
Z 7958'-5 1/2"N/A Historic 7986'-10 1/2"28'-5"
AA 7958'-1/8"N/A Historic 7984'-11 1/2"26'-11 3/8"
BB 7957'-10 1/2"N/A Historic 7987'-3 3/8"29'-4 7/8"
CC 7957'-1/4"N/A Historic 7987'-3 3/8"30'-3 1/8"
DD 7956'-8 3/4"N/A Historic 7984'-11 1/2"28'-2 3/4"
HH 7957'-2 3/8"N/A Historic 7986'-3 3/8"29'-1"
II 7958'N/A Historic 7986'-3 3/8"28'-3 3/8"
JJ 7959'-5 1/2"N/A Historic 7984'-11 1/2"25'-6"NPROPOSED ROOF TOPO 1/16" = 1'-0"
8 16 32
Perimeter Heights
404 Park Ave, Aspen, CO
Elevation Label Elevation of Historic
Grade
Elevation of Proposed
Grade Most Restrictive Roof Height over
Topography
Actual Roof Height over
Most Restrictive
A 7955'-1/8"7957'Historic 7986'-9 1/8"31'-9"
B 7955'-1 1/8"7957'Historic 7986'-8 1/8"31'-7"
D 7955'-1"7957'Historic 7985'-10 1/4"30'-9 1/4"
E 7955'-6"7957'Historic 7986'-9 1/8"31'-3 1/8"
F 7955'-9 1/4"7957'Historic 7986'-8 1/4"30'-11"
L 7956'-9 1/2"7957'Historic 7987'-5 1/8"30'-7 5/8"
M 7957'-3 1/2"7957'Proposed 7987'-5 1/8"30'-5 1/8"
N 7959'-9 1/2"7957'Proposed 7984'-11 1/2"27'-11 1/2"
O 7962'-0"7957'Proposed 7987'-3 3/8"30'-3 3/8"
P 7962'-0 1/4"7957'Proposed 7987'-3 3/8"30'-3 3/8"
R 7962'-3 3/8"7957'Proposed 7987'-3 3/8"30'-3 3/8"
S 7962'-3 1/4"7957'Proposed 7987'-3 3/8"30'-3 3/8"
U 7961'-4 1/4"7957'Proposed 7987'-3 3/8"30'-3 3/8"
V 7960'-11 3/4"7957'Proposed 7987'-3 3/8"30'-3 3/8"
BB 7957'-0 1/8"7957'-2 1/8"Historic 7987'-3 3/8"30'-3 1/8"
CC 7956'-6 1/8"7955'-9 1/4"Proposed 7987'-3 3/8"31'-6 1/8"
DD 7954'-0 1/4"7956'-7 3/8"Historic 7984'-11 1/2"30'-11 1/4"
EE 7952'-10"7957'Historic 7975'-7 1/4"22'-9 1/4"
FF 7951'-7 3/4"7951'-5 1/8"Proposed 7966'-3 3/4" 14'-10 5/8"
GG 7954'-1 1/2"7957'Historic 7985'-11 1/4"31'-9 3/4"P164VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM SECTION
FORUM PHI
Z-301
1 3 4 5 6 872
9'-113/4"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
132'-6"
LOWER LEVEL
T.O. SLAB 87'-31/2"
UNIT 101UNIT 101
BATH 1
UNIT 102
HALL
UNIT 102
BEDROOM 2
UNIT 111
LIVING/KITCHEN
UNIT 111
BEDROOM 1BEDROOM 1
UNIT 201UNIT 201
BATH 1
UNIT 202
HALL
UNIT 202
BEDROOM 2
UNIT 209
LIVING/KITCHENLIVING/KITCHEN
UNIT 301UNIT 301
BATH 1
UNIT 302
HALL
UNIT 302
BEDROOM 2
UNIT 308
LIVING/KITCHEN
LIVING/KITCHEN
UNIT 101
HALL
SECTION A 3/32" = 1'-0"P165VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM SECTION
FORUM PHI
Z-302
H G F E C B AD
12'-3"8'-0"8'-0"SECOND LEVEL
T.O. PLY 109'-35/8"
THIRD LEVEL
T.O. PLY 118'-71/4"
MAIN LEVEL
T.O. PLY 100'-0" = 7957'
RIDGE HEIGHT
33'-101/2"
LOWER LEVEL
T.O. SLAB 87'-31/2"
UNIT 111
LIVING/KITCHEN
UNIT 110
LIVING/KITCHEN
UNIT 109
LIVING/KITCHEN
UNIT 109
BATH 1
UNIT 107
HALL
UNIT 108
CLOSET
UNIT 108
BEDROOM 2
UNIT 206
LIVING/KITCHEN
UNIT 207
LIVING/KITCHEN
UNIT 208
LIVING/KITCHEN
UNIT 208
BEDROOM 3
UNIT 209
LIVING/KITCHEN
UNIT 209
BEDROOM 1
UNIT 208
BATH 1
UNIT 305
LIVING/KITCHEN
UNIT 306
LIVING/KITCHEN
UNIT 307
LIVING/KITCHEN
UNIT 307
BEDROOM 3
UNIT 308
LIVING/KITCHEN
UNIT 308
BEDROOM 1
UNIT 307
BATH 1
UNIT 209
BATH 1
UNIT 308
BATH 1 EGRESS
HALL
EGRESS
HALL
SECTION B 3/32" = 1'-0"P166VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM LIFE SAFETY
LOWER LEVEL
FORUM PHI
Z-401
16'-0"
24'-0" REQUIRED BACKUP
4'-11/2"4'-11/2"4'-11/2"
87'-31/2" T.O.SLAB
FLAT FOR DRAIN AND
GARAGE DOOR
LINE OF WALL ABOVE
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UP
UPUPACCESS
ASILE
1
ACCESSIBLE VAN
UNIT 102
6
ACCESSIBLE
CAR PARKING
UNIT 103
3
UNIT 104
4
UNIT 105
5
UNIT 106
7
UNIT 107
8
UNIT 108
9
UNIT 109
10
UNIT 110
11
UNIT 111
12
UNIT 201
13
UNIT 202
14
UNIT 203
15
UNIT 204
16
UNIT 205
17
UNIT 206
18
UNIT 207
19
UNIT 208
20
UNIT 209
21
UNIT 301
22
UNIT 302
23
UNIT 303 - R.O.
24
UNIT 304
25
UNIT 305
27
UNIT 307
26
UNIT 306
28
UNIT 308
ACCESS
ASILE
2
UNIT 101
ONE WAY
ONE WAY
23R @ 7"23R @ 7"ELEVATOR
12% SLOPE
12% SLOPE
1% UP SLOPE
GARAGE
11,515.00 sq ft
Occupancy: 58
MECHANICAL
411.25 sq ft
Occupancy: 2
ELEV. MECH
18.25 sq ft
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
155'- 31/2" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
23R @ 7"
30 MIN FIRE RATING
FIRE RATING LEGEND
2 HR FIRE RATING
1 HR FIRE RATING
NPROPOSED LOWER LEVEL 1/16" = 1'-0"
8 16 32P167
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM LIFE SAFETY
MAIN LEVEL
FORUM PHI
Z-402UPDNUPDNWWWRGFDWRGDWFRGDWF
RGFDWWW W
RGDWFRGFDWRG FDW
W
W
WRGFDWWWRGFDW
WRGFDWRG DWF2'-9"4'-11/2"5'-4"
9'-01/2"8"7'-23/8"5'-41/2"4'-11/2"6'-61/2"
4'-41/4"3'-8"19'-0"
100'-0" T.O.PLY
100'-0" T.O.PLY
ROOF OVERHANG
ROOF OVERHANG
OPEN TO ABOVE
ENCLOSED TO BELOW
ENCLOSED TO BELOW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UPDN
UP
PROJECT 100' = 7957'17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"3 BEDROOM ACCESSIBLE UNIT
102
1,085.75 sq ft
Occupancy: 6
1 BEDROOM UNIT
101
618.00 sq ft
Occupancy: 4
1 BEDROOM UNIT
110
588.00 sq ft
Occupancy: 3
1 BEDROOM UNIT
107
611.75 sq ft
Occupancy: 4
1 BEDROOM UNIT
109
661.50 sq ft
Occupancy: 4
1 BEDROOM UNIT
105
564.25 sq ft
Occupancy: 3
1 BEDROOM UNIT
103
572.00 sq ft
Occupancy: 3
3 BEDROOM UNIT
106
961.00 sq ft
Occupancy: 5
2 BEDROOM UNIT
108
777.00 sq ft
Occupancy: 4
3 BEDROOM UNIT
104
1,035.50 sq ft
Occupancy: 6
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
5'-0"
SIDE YARD
SETBACK5'-0"FRONT YARDSETBACK5'-0"
SID
E Y
A
R
D
S
E
T
B
A
C
K
5'-0"REAR YARDSETBACK52'- 3" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
47'- 8" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
44'- 10" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
60'-9" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
66'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
46'- 10" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
61'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
42'- 8" TRAVEL DISTANCE TO
FURTHEST EXIT; LESS THAN
125'-0" PER IBC 1006.3.2
61'- 11" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
39'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
46'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
OPEN TO ABOVE
GARAGE ENTRY
1 BEDROOM UNIT
111
598.25 sq ft
Occupancy: 3
30 MIN FIRE RATING
FIRE RATING LEGEND
2 HR FIRE RATING
1 HR FIRE RATING
NOTE: ALL MAIN LEVEL UNITS TYPE B;
UNIT 102 TYPE A
NPROPOSED MAIN LEVEL 1/16" = 1'-0"
8 16 32P168 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM LIFE SAFETY
SECOND LEVEL
FORUM PHI
Z-403WWRGDWRGFDWRGFDWWFW
RG FDW
W RGDW F
W
RGFDWWRGFDWW
RG FDWWRGFDW 3'-8"4'-11/2"3'-10"6'-101/2"3'-63/4"4'-0"4'-51/2"4'-8"8'-4"4'-11"7'-31/2"109'-35/8" T.O.PLY
109'-35/8" T.O.PLY
ROOF OVERHANG
ROOF OVERHANG
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNUPDNUPDNUPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"3 BEDROOM UNIT
202
991.00 sq ft
Occupancy: 5
1 BEDROOM UNIT
209
561.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
206
964.75 sq ft
Occupancy: 5
3 BEDROOM UNIT
207
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
205
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
203
961.00 sq ft
Occupancy: 5
3 BEDROOM UNIT
204
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
201
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
208
960.75 sq ft
Occupancy: 5
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2 4'-7"5'-4"3'-0"8'-11"
114'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
139'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
125'- 0" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
154'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
153'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
126'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
65'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
62'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
94'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
30 MIN FIRE RATING
FIRE RATING LEGEND
2 HR FIRE RATING
1 HR FIRE RATING
NPROPOSED SECOND LEVEL 1/16" = 1'-0"
8 16 32P169
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM LIFE SAFETY
THIRD LEVEL
FORUM PHI
Z-404
W
RGFDW
W
RGFDWWW WRGFDW
RG FDW
WW RGFDWRGF DWWWRGDW FRGFDW
4'-11/2"3'-10"6'-101/2"
4'-51/2"4'-7"3'-63/4"4'-0"118'-71/4" T.O.PLY
118'-71/4" T.O.PLY
ROOF OVERHANG
ROOF OVERHANG
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNDNDNDN
2 BEDROOM R.O. UNIT
303
1,336.75 sq ft
Occupancy: 7
3 BEDROOM UNIT
302
991.00 sq ft
Occupancy: 5
1 BEDROOM UNIT
308
561.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
305
964.75 sq ft
Occupancy: 5
3 BEDROOM UNIT
306
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
304
569.50 sq ft
Occupancy: 3
1 BEDROOM UNIT
301
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
307
960.75 sq ft
Occupancy: 5
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2 4'-8"7'-31/2"8'-35/8"3'-8"8'-4"5'-4"4'-11"3'-0"8'-11"
144'- 2" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
126'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
114'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
151'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
94'- 1" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.2
65'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
62'- 9" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 125'-0" PER IBC 1006.3.2
125'- 5" TRAVEL DISTANCE TO
FURTHEST EXIT;
LESS THAN 250'-0" PER IBC 1017.230 MIN FIRE RATING
FIRE RATING LEGEND
2 HR FIRE RATING
1 HR FIRE RATING
NPROPOSED THIRD LEVEL 1/16" = 1'-0"
8 16 32P170 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM NET LIVABLE
MAIN LEVEL
FORUM PHI
Z-502UPDNUPDNWWWRGFDWRGDWFRGDWF
RGFDWWW W
RGDWFRGFDWRG FDW
W
W
WRGFDWWWRGFDW
WRGFDWRG DWF19'-0"
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
UPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"3 BEDROOM ACCESSIBLE UNIT
102
1,085.75 sq ft
Occupancy: 6
1 BEDROOM UNIT
101
618.00 sq ft
Occupancy: 4
1 BEDROOM UNIT
110
588.00 sq ft
Occupancy: 3
1 BEDROOM UNIT
107
611.75 sq ft
Occupancy: 4
1 BEDROOM UNIT
109
661.50 sq ft
Occupancy: 4
1 BEDROOM UNIT
105
564.25 sq ft
Occupancy: 3
1 BEDROOM UNIT
103
572.00 sq ft
Occupancy: 3
3 BEDROOM UNIT
106
961.00 sq ft
Occupancy: 5
2 BEDROOM UNIT
108
777.00 sq ft
Occupancy: 4
3 BEDROOM UNIT
104
1,035.50 sq ft
Occupancy: 6
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
5'-0"
SIDE YARD
SETBACK5'-0"FRONT YARDSETBACK5'-0"
SID
E Y
A
R
D
S
E
T
B
A
C
K
5'-0"REAR YARDSETBACKGARAGE ENTRY
1 BEDROOM UNIT
111
598.25 sq ft
Occupancy: 3
UNIT TYPE
ONE BEDROOM UNIT
TWO BEDROOM UNIT
THREE BEDROOM UNIT
R.O. UNIT
MAIN LEVEL:
7 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
3 - THREE BEDROOM UNITS
UNIT COUNT
SECOND LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
6 - THREE BEDROOM UNITS
THIRD LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
4 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL UNIT COUNTS:
13 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
13 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL NUMBER OF UNITS = 28
CREDIT COUNT
NOTE: ALL UNITS SHOWN WITH
QUEEN SIZED BEDS
NPROPOSED MAIN LEVEL 1/16" = 1'-0"
8 16 32P171
VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM NET LIVABLE
SECOND LEVEL
FORUM PHI
Z-503WWRGDWRGFDWRGFDWWFW
RG FDW
W RGDW F
W
RGFDWWRGFDWW
RG FDWWRGFDW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNUPDNUPDNUPDN
UP
17R @ 61/2"17R @ 61/2"17R @ 61/2"17R @ 61/2"3 BEDROOM UNIT
202
991.00 sq ft
Occupancy: 5
1 BEDROOM UNIT
209
561.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
206
964.75 sq ft
Occupancy: 5
3 BEDROOM UNIT
207
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
205
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
203
961.00 sq ft
Occupancy: 5
3 BEDROOM UNIT
204
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
201
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
208
960.75 sq ft
Occupancy: 5
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
UNIT TYPE
ONE BEDROOM UNIT
TWO BEDROOM UNIT
THREE BEDROOM UNIT
R.O. UNIT
MAIN LEVEL:
7 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
3 - THREE BEDROOM UNITS
UNIT COUNT
SECOND LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
6 - THREE BEDROOM UNITS
THIRD LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
4 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL UNIT COUNTS:
13 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
13 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL NUMBER OF UNITS = 28
CREDIT COUNT
NOTE: ALL UNITS SHOWN WITH
QUEEN SIZED BEDS
NPROPOSED SECOND LEVEL 1/16" = 1'-0"
8 16 32P172 VI.B.
404 PARKARCHITECTURE | INTERIORS | PLANNING
FORUMPHI.COM NET LIVABLE
THIRD LEVEL
FORUM PHI
Z-504
W
RGFDW
W
RGFDWWW WRGFDW
RG FDW
WW RGFDWRGF DWWWRGDW FRGFDW
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE
DNDNDNDN
2 BEDROOM R.O. UNIT
303
1,336.75 sq ft
Occupancy: 7
3 BEDROOM UNIT
302
991.00 sq ft
Occupancy: 5
1 BEDROOM UNIT
308
561.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
305
964.75 sq ft
Occupancy: 5
3 BEDROOM UNIT
306
971.50 sq ft
Occupancy: 5
1 BEDROOM UNIT
304
569.50 sq ft
Occupancy: 3
1 BEDROOM UNIT
301
569.50 sq ft
Occupancy: 3
3 BEDROOM UNIT
307
960.75 sq ft
Occupancy: 5
8
8
H H
A A
3
3
C C
F F
B B
1
1
5
5
E E
4
4
G G
6
6
D D
7
72
2
UNIT TYPE
ONE BEDROOM UNIT
TWO BEDROOM UNIT
THREE BEDROOM UNIT
R.O. UNIT
MAIN LEVEL:
7 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
3 - THREE BEDROOM UNITS
UNIT COUNT
SECOND LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
6 - THREE BEDROOM UNITS
THIRD LEVEL:
3 - ONE BEDROOM UNITS
0 - TWO BEDROOM UNITS
4 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL UNIT COUNTS:
13 - ONE BEDROOM UNITS
1 - TWO BEDROOM UNITS
13 - THREE BEDROOM UNITS
1 - R.O. UNIT
TOTAL NUMBER OF UNITS = 28
CREDIT COUNT
NOTE: ALL UNITS SHOWN WITH
QUEEN SIZED BEDS
NPROPOSED THIRD LEVEL 1/16" = 1'-0"
8 16 32P173
VI.B.
GARAGE11,135.50 sq ftMECHANICAL175.00 sq ft16'-0"24'-0" REQUIRED BACKUP87'-31/2" T.O.SLABOVERHEADSTORAGE PERPARKING SPACEBIKE RACKS/ STANDFLAT FOR DRAIN ANDGARAGE DOORLINE OF WALL ABOVEPROPERTY LINESETBACK LINEPROPERTY LINESETBACK LINEUPUPUPACCESSASILE1ACCESSIBLE VANUNIT 1026ACCESSIBLECAR PARKINGUNIT 1033UNIT 1044UNIT 1055UNIT 1067UNIT 1078UNIT 1089UNIT 10910UNIT 11011UNIT 11112UNIT 20113UNIT 20214UNIT 20315UNIT 20416UNIT 20517UNIT 20618UNIT 20719UNIT 20820UNIT 20921UNIT 30122UNIT 30223UNIT 303 - R.O.24UNIT 30425UNIT 30527UNIT 30726UNIT 30628UNIT 308ACCESSASILE2UNIT 101BLBLBLBLBLBLBLBLONE WAYONE WAY23R @ 7" 23R @ 7" ELEVATOR12% SLOPE12% SLOPE1% UP SLOPE23R @ 7" MIDLAND AVE.PARK AVE.7950
795
0 795579
6
0
79517952795379537953795479567957795879
5
9
7959
795979
6
1
79
6
2
79
6
37964
795079517951
795179527953795
4 79557956
7952 795679567955
795679567953795779
5
5
7951795179527953795479567957N
11/29/16
M/D/YYSD NOT FOR CONST.
DATE OF PUBLICATION
20'40'80'10'
XX/XX/XXCD FOR CONST.
1" = 20'
C-1.0
ROW PLAN
2" X 2" SQUARE REQUIRED
BY THE CITY OF ASPEN FOR
DIGITAL SUBMISSION
404 PARK404 PARK AVE., ASPEN, CO11/29/15 P&Z
EXISTING TREE REMOVED
EXISTING TREE KEPT
EXISTING CONTOUR
PROPOSED CONTOUR
NOTES:
1.SIDEWALK AND STREET REALIGNMENT FOR P&Z
REVIEW
2.SIDEWALK IS ADA COMPLIANT
3.FLOW LINE MINIMUM OF 0.75% MET
4.NO SIDEWALK CROSS-SLOPE EXCEEDS 2%
7910
SPOT ELEVATION XXXX.XX
CONC. = CONCRETE
HP = HIGH POINT
TD = TRENCH DRAIN
UTILITY SERVICE
E=ELECTRIC
UG=UNDERGROUND GAS
SS=SANITARY SEWER
W=WATER
P174VI.B.
N
11/29/16
M/D/YYSD NOT FOR CONST.
DATE OF PUBLICATION
10'20'40'5'
XX/XX/XXCD FOR CONST.
1" = 10'C-2.0
DRIVEWAY
PROFILE
2" X 2" SQUARE REQUIRED
BY THE CITY OF ASPEN FOR
DIGITAL SUBMISSION
404 PARK404 PARK AVE., ASPEN, CO11/29/15 P&Z
DRIVEWAY PROFILE
P175VI.B.
9
Access Point
Cr
o
w
F
l
i
e
s
D
i
s
t
a
n
c
e
:
1
3
5
f
t
Walking Distance: 201 ft
P176VI.B.
Exhibit B.1 – Growth Management
Review Criteria
1) Growth Management – Affordable Housing
Three sections of the Growth Management chapter apply to this review:
26.470.050. General requirements.
A. Purpose: The intent of growth management is to provide for orderly development and
redevelopment of the City while providing mitigation from the impacts said development and
redevelopment creates. Different types of development are categorized below, as well as the
necessary review process and review standards for the proposed development. A proposal may
fall into multiple categories and therefore have multiple processes and standards to adhere to and
meet.
B. General requirements: All development applications for growth management review shall
comply with the following standards. The reviewing body shall approve, approve with conditions
or deny an application for growth management review based on the following generally applicable
criteria and the review criteria applicable to the specific type of development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year
development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet
this standard.
Staff finding: According to 26.470.030.D, no annual limit applies to affordable housing. Staff
finds this criterion to be met.
2. The proposed development is compatible with land uses in the surrounding area, as well as
with any applicable adopted regulatory master plan.
Staff finding: The underlying Zone District for the property is Residential Multi-family. The
area is residential in nature and other multi-family developments are in the neighborhood. The
project, when complete, will no longer be subject to a Planned Development and no other
regulatory master plans exist. Staff finds the criterion to be met.
3. The development conforms to the requirements and limitations of the zone district.
Staff finding: A review of the project as proposed shows conformance with the RMF Zone
District. A condition has been included in the resolution that the project must conform to zoning
requirements at building permit. Staff finds this criterion to be met.
4. The proposed development is consistent with the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the
Planned Development – Project Review approval, as applicable.
Staff finding: This project is not subject to Historic Preservation Commission, Commercial
Design, or Planned Development Project Review. Staff finds this criterion to be not applicable.
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated
by the additional commercial or lodge development, according to Subsection
26.470.100.A, Employee generation rates, are mitigated through the provision of
P177
VI.B.
Exhibit B.1 – Growth Management
Review Criteria
affordable housing. The employee generation mitigation plan shall be approved pursuant
to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the
Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may
choose to provide mitigation units at a lower category designation. If an applicant chooses
to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540,
such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for
Administrative Extinguishment of the Certificate.
Staff finding: This project, per section 26.470.100.A, does not generate employees. Staff finds
this criterion to be not applicable.
6. Affordable housing net livable area, for which the finished floor level is at or above natural
or finished grade, whichever is higher, shall be provided in an amount equal to at least
thirty percent (30%) of the additional free-market residential net livable area, for which the
finished floor level is at or above natural or finished grade, whichever is higher.
Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable
housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County
Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower category designation. Affordable housing units that are being
provided absent a requirement ("voluntary units") may be deed-restricted at any level of
affordability, including residential occupied. If an applicant chooses to use a Certificate of
Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall
be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment
of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square
Footage Conversion.
Staff finding: No free-market residential square footage is proposed. Staff finds this criterion to
be not applicable.
7. The project represents minimal additional demand on public infrastructure, or such
additional demand is mitigated through improvement proposed as part of the project.
Public infrastructure includes, but is not limited to, water supply, sewage treatment,
energy and communication utilities, drainage control, fire and police protection, solid
waste disposal, parking and road and transit services.
Staff finding: During project review, Community Development and Parking Department Staff
raised concerns during the review process that while the project’s parking is compliant with the
Land Use Code, the practical effect of the proposed density and intensity of the project,
combined with the number of proposed parking spaces will create a burden on residents, the
neighborhood, and the adjacent parking and street infrastructure. The Staff finds this criterion
to be not met.
And
P178
VI.B.
Exhibit B.1 – Growth Management
Review Criteria
26.470.070(4) – Planning and Zoning Commission Applications – Affordable Housing
4. Affordable housing. The development of affordable housing deed-restricted in accordance
with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with
conditions or denied by the Planning and Zoning Commission based on the following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be
required for this standard. The Aspen/Pitkin County Housing Authority may choose to
hold a public hearing with the Board of Directors.
Staff finding: Staff finds that the units meet the APCHA Guidelines with one exception – unit
sizes that are below the minimum (on average 17% for each Category 3 and 4 unit in the
development.) The APCHA Guidelines do allow a reduction of up to 20% if other aspects of the
project bring amenity and value to the units. These include, but are not limited to the “following
provisions”:
Significant storage outside of the unit – Staff finds that there is both common and
individual storage proposed in the garage, but it is relatively minimal and difficult to
access – as it is proposed to hang above each parking space.
Above average natural light – Staff finds that the proposed glazing is significantly
beyond that required by the building code and is an amenity to the project.
Efficient, flexible layout with limited hall and staircase space – While small, the units do
offer efficient floor plans including closets, space for stackable washer and dryers, in-
unit water heaters, bedrooms that will all contain a queen size bed, and no unit square
footage assigned to staircases. Staff finds this provision to be met.
Availability of site amenities – Staff agrees that the location of the project and its
proximity to open space, trails, a transit stop, and bicycle and pedestrian facilities is of
significant value to the future residents. Staff is less convinced by the common space on
the property. Because of the proximity of the proposed features (pool, barbeque,
etc.) to the front door and windows of the units that face the courtyard, it is unclear if
these features will become an amenity or a nuisance to the residents. Most second and
third floor units do have an outdoor deck space.
Unit location within the development – Staff finds that there are no units located below
grade. In general, staff finds the units to be typical of apartment development. One thing
to note is that units on the second and third floor are accessed by stairs only.
Possibility that project can achieve higher density – The reduction in unit sizes for all
units is a direct result of this provision. The provision encourages higher density.
As mentioned in the staff memo, staff finds that there are important tradeoffs to evaluate in this
project. Certainly staff is supportive of 27, new Category 3 and 4 units coming to the market.
On the other hand, staff questions whether a uniform unit size reduction and the limited parking
conditions are conditions that must be accepted in this and future affordable housing projects.
Ultimately, these tradeoffs are at the heart of P&Z’s review. In staff’s view, the amenities that
P179
VI.B.
Exhibit B.1 – Growth Management
Review Criteria
the project offers, combined with the recommendation of APCHA’s staff and board tip the
balance in favor of the unit size reduction. Staff finds this criterion to be met.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly
built units or buy-down units. Off-site units shall be provided within the City limits. Units
outside the City limits may be accepted as mitigation by the City Council, pursuant to
Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a fee-
in-lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation
requirement is one (1) or more units, a fee-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit
may be used to satisfy mitigation requirements by approval of the Community
Development Department Director, pursuant to Section 26.540.080 Extinguishment of the
Certificate. Required affordable housing may be provided through a mix of these methods.
Staff finding: This project is being built for the creation of credits, not mitigation. Staff finds
this criterion not applicable.
c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%)
or more of the unit's net livable area is at or above natural or finished grade, whichever is
higher. This dimensional requirement may be varied through Special Review, Pursuant to
Chapter 26.430.
Staff finding: All proposed units are entirely above grade. Staff finds this criterion to be met.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified
purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The
owner may be entitled to select the first purchasers, subject to the aforementioned
qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed
restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to own
the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines
established by the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by
an employer or nonprofit organization, if a legal instrument in a form acceptable to the City
Attorney ensures permanent affordability of the units. The City encourages affordable
housing units required for lodge development to be rental units associated with the lodge
operation and contributing to the long-term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin
County or other similar governmental or quasi-municipal agency shall not be subject to
this mandatory "for sale" provision.
Staff finding: All units are proposed as deed-restricted ownership units through the Aspen
Pitkin County Housing Authority. 27 of the units are proposed as Category 3 and Category 4
units. One unit is proposed as Resident Occupied. Staff finds this criterion to be met.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for
mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such
non-mitigation affordable housing is eligible to receive a Certificate of Affordable Housing
Credit pursuant to Chapter 26.540.
P180
VI.B.
Exhibit B.1 – Growth Management
Review Criteria
Staff finding: Staff finds criteria a-d either met by or not applicable to the proposed project.
Staff recommends that the units in the project are eligible to receive Certificates of Affordable
Housing Credits.
And
26.470.070 5.c. Demolition or redevelopment of multi-family housing
a. One-hundred percent affordable housing replacement. When one-hundred-percent of
the free-market multi-family housing units are demolished and are solely replaced with
deed-restricted affordable housing units on a site that are not required for mitigation
purposes, including any net additional dwelling units, pursuant to Section
26.470.070.4, Affordable Housing; all of the units in the redevelopment are eligible for
a Certificate of Affordable Housing Credit, pursuant to Section 26.540 Certificate of
Affordable Housing Credit. Any remaining unused free market residential development
rights shall be vacated.
Staff Findings: The existing development contains no affordable housing units. This project is
proposed as 100% affordable housing and all of the development is eligible for housing credits.
Staff finds that this criterion is met.
P181
VI.B.
Exhibit B.2 – Establishing an Affordable Housing Credit
Review Criteria
26.540.070 Review criteria for establishing an affordable housing credit
An Affordable Housing Credit may be established by the Planning and Zoning Commission if all
of the following criteria are met. The proposed units do not need to be constructed prior to this
review.
A. The proposed affordable housing unit(s) comply with the review standards of Section
26.470.070.4(a-d).
Staff finding: Staff finds that the review standards listed in 26.470.070.4(a-d) are either met by
the project or are not applicable as noted in Exhibit B.1. Staff finds this criterion to be met.
B. The affordable housing unit(s) are not an obligation of a Development Order and are not
otherwise required by this Title to mitigate the impacts of development.
Staff finding: The units proposed by this project are not an obligation of a development order
and are not required as a form of mitigation. Staff finds this criterion to be met.
P182
VI.B.
Exhibit B.3 - Dimensional Variance
Review Criteria
3) Dimensional Variance
Note: The variance request is related to the location of the trash enclosure. While the request does
not involve a dimension of the building, the applicable language is located in the section of the
code related to setbacks 26.575.020(E)(5)(t) – and therefore, the variance request falls under a
review for dimensional variance.
26.314.040. Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision-making body shall make a finding that the following three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
Staff finding: The purpose of the standard regarding the location of trash enclosures is to limit
the negative visual impact to the streetscape. Through good design, these impacts can be
minimized; however, the trash enclosure is prominently located in front of the buildings.
Additional thought and consideration of the site and relocating the trash enclosure would
enhance the streetscape and could minimize the impacts of the trash Staff finds this criterion
not to be met.
2. The grant of variance is the minimum variance that will make possible the reasonable use
of the parcel, building or structure; and
Staff finding: The applicant is proposing the development of 28 dwelling units, which provides
for reasonable use of the property. The location of the trash enclosure is a technical design issue
that can be resolved without a variance and still allow for the reasonable use of the development.
Staff finds this criterion not to be met.
3. Literal interpretation and enforcement of the terms and provisions of this Title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone district
and would cause the applicant unnecessary hardship, as distinguished from mere
inconvenience. In determining whether an applicant's rights would be deprived, the Board
shall consider whether either of the following conditions apply:
a) There are special conditions and circumstances which are unique to the parcel, building
or structure, which are not applicable to other parcels, structures or buildings in the
same zone district and which do not result from the actions of the applicant; or
Staff finding: The location of the trash enclosure is a result of the applicant’s design and not
taking into account the steep garage access ramp which cannot accommodate access for a trash
truck. Additionally, the applicant is building to setbacks which is creating the default location
for the proposed trash enclosure. This issue is self-created by the applicant and denying the
variance request would not create unnecessary hardship.
Staff finds this criterion not to be met.
b) Granting the variance will not confer upon the applicant any special privilege denied
by the terms of this Title and the Municipal Code to other parcels, buildings or
structures, in the same zone district.
P183
VI.B.
Exhibit B.3 - Dimensional Variance
Review Criteria
Staff finding: The variance in this case is a response to the applicant’s design and not fully
evaluating the design parameters for the project’s trash facilities. Throughout town people are
required to modify a development proposal to meet trash standards, even if it may seem
inconvenient for the applicant. Staff finds this criterion not to be met.
P184
VI.B.
Exhibit B.4 – Residential Design Standards
Review Criteria
26.410.040. Multi-family standards
A. Applicability. Unless stated otherwise below, the design standards in this section shall apply
to all multi-family development.
B. Design standards.
1. Building Orientation (Flexible).
a) Standard. The front façade of a building shall be oriented to face the street on which
it is located.
b) Options. Fulfilling one of the following options shall satisfy this standard:
(1) Strong Orientation Requirement. The front
façade of a building shall be parallel to the
street. On a corner lot, both street-facing
façades of a building shall be parallel to each
street. See Figure 30.
(2) Moderate Orientation Requirement. The front
façade of a building shall face the street. On a
corner lot, one street-facing façade shall face
each intersecting street.
The availability of these options shall be determined according to the following
lot characteristics:
Staff Finding: The location and shape of the property allow for moderate orientation to the
street. Staff finds this criterion to be met.
2. Garage Access (Non-flexible).
a) Standard. A multi-family building that has
access from an alley or private street shall be
required to access parking, garages and
carports from the alley or private street.
Figure 30
P185
VI.B.
Exhibit B.4 – Residential Design Standards
Review Criteria
Staff finding: The access to the subgrade garage is from Park
Avenue. Staff finds this criterion to be met.
3. Garage Placement (Non-flexible).
a) Standard. The front of a garage or the front-most
supporting column of a carport shall be set back at
least ten (10) feet further from the street than the
front façade of the principal building.
Staff finding: If the proposed location for the proposed trash enclosure is approved, the front of
the trash enclosure becomes the street facing façade of the building. As proposed, the garage
entry is 19 feet behind this front façade of the principle building. The standard would be met if
the Variance for the location of the trash enclosure is granted.
If the trash enclosure is relocated, which is the direction supported by staff, a variation to the
standard is required as the front façade of the building as designed would no longer meet the
set back standard for the garage entry of 10 feet. Staff supports the variation as, the location of
the garage access has been thoroughly vetted by the Engineering department and it is located
where they feel it is the safest location.
4. Entry Connection (Non-flexible).
a) Standard. A building shall provide a visual and/or physical connection between a
primary entry and the street. On a corner lot, an entry connection shall be provided
to at least one (1) of the two intersecting streets.
b) Options. Fulfilling at least one of the following options shall satisfy this standard:
(1) Street Oriented Entrance. There shall be at least one
(1) entry door that faces the street for every four (4)
street-facing, ground-level units in a row. Fencing,
hedgerows, walls or other permitted structures shall
not obstruct visibility to the entire door. See Figure
33.
(2) Open Front Porch. There shall be at least one (1)
porch or ground-level balcony that faces the street
for every street-facing, ground-level unit. Fencing,
hedgerows, walls or other permitted structures shall not obstruct visibility to the
porch or the demarcated pathway.
Staff findings: The project meets Option (1). Staff finds this criterion to be met.
5. Principal Window (Flexible).
a) Standard. At least one (1) street-facing principal window or grouping of smaller
windows acting as a principal window shall be provided for each unit facing the
street. On a corner unit with street frontage on two streets, this standard shall apply
to both street-facing façades.
b) Options. Fulfilling at least one of the following options shall satisfy this standard:
P186
VI.B.
Exhibit B.4 – Residential Design Standards
Review Criteria
(1) Street-Facing Principal Window. The front façade shall have at least one (1)
window with dimensions of three (3) feet by four (4) feet or greater for each
dwelling unit. See Figure 35.
(2) Window Group. The front façade shall have at least one
(1) group of windows that when measured as a group has
dimensions of three (3) feet by four (4) feet or greater for
each dwelling unit. See Figure 36.
Staff findings: The project meets Option (2). Each unit has one or more groupings of windows
that are larger than three feet by four feet. Staff finds this criterion to be met.
P187
VI.B.
Exhibit F
City of Aspen - Development Review Committee – Initial Meeting – 11/9/16
Written Comments – 404 Park Avenue
Engineering Department – Jack Danneberg, Civil Engineer - 429-2750
1. Access
a. Access off of Park Ave will be allowed.
b. Make sure that this access is 50’ away from either intersection
c. The sight triangles are clear
d. Access will need to intersect with the street at a 90 degree angle.
e. Access must be 18ft wide with 3ft wings
2. The berm in the Right of Way will need to be removed.
3. This project will not impede future development of public infrastructure in the area
a. JR engineering study of Park Ave alignment
b. Park Circle pedestrian improvements
4. This property is outside the City of Aspen electrical service area; however be aware that a new
transformer may be necessary.
5. Water service:
a. Fire flow calculations will be requested at time of building permit
6. Storm water
a. On-site full detention will be required.
b. Discharge will need to be at a historic rate and in a historic manner.
c. Detail how curb and gutter will connect to nearby systems.
7. Public infrastructure
a. Curb and gutter will be required on Park Ave and Park Cir
b. Sidewalk will be required along Park Ave and Park Cir
c. Make sure that sidewalk access ramps are ADA compliant
d. Minimum sidewalk width is 6ft with a 5ft buffer from back of curb.
e. The engineering department seems to be in support of the proposed changes to the
Midland Ave and Park Ave intersection.
8. In a later conversation via phone, Mr. Danneberg stated that Engineering confirmed the
completeness and accuracy of Transportation Impact Analysis, Transportation Demand
Management, and Multi-Modal Level of Service Reports.
Parking Department, Blake Fitch – 429-1760
The Parking Department has concerns of the parking impacts that the project at 404 Park Ave. will
create. Currently there are 14 units in this location with approximately 22 parking spaces adjacent to
the building on the Park Ave. and Park Circle sides of the building that are fully occupied most of the
time. With the redevelopment of this parcel the planned unit count will go up to 28 units that will facilitate
53 bedrooms. The project will only be accommodating a total of 28 on site private parking spaces. As
part of this redevelopment the plan calls for the elimination of 22 parking spaces in the public right of
way. The elimination of these 22 space in the public right of way, along with the increased traffic and
parking needs that this project will create, will be a negative impact for this entire residential area.
Parking is very difficult in this area already. With the addition of approximately 43 more cars the Parking
Department feels that this will adversely affect the congestion and parking difficulties that already exists
in this area.
P188
VI.B.
Transportation Department, Lynn Rumbaugh – 920-5038
(these comments were received via e-mail on 11/21)
• TIA / TDM/MMLOS - the criteria are met in form
• Because of the proposed parking/density, we would recommend that additional measures be
taken
• The project may be a good candidate for Car to Go or We Cycle memberships
Zoning – Claude Salter, Zoning Officer – 429-2752
1. Sheet Z-003 and Z-102: planting of hedge row in front of street facing doors (for RDS) are not
permitted.
2. Sheet Z-004 Allowed Projections into Setback: at time of permit please include chart
3. SheetZ-005X – Z-007X Existing FA calculations: at permit please provide, grid lines, streets,
setbacks and property lines
4. Sheet Z-005 FA proposed: subgrade calculation are not correct. Stair towers expose the
basement level. Please amend the subgrade calculations. In addition, at permit please provide
grid lines, streets, setbacks and property lines
5. Sheet Z-201 – Z-208: Provide heights from most restrictive of natural or finished grade. Review
section 26.575.020(F) Measuring Building Heights. The predominant roof form is flat. Please
review the Code and provide comment and elevations. In addition, please indicate the location
and height of mechanical equipment, and penetrations proposed for the roof. Will the roof have
solar?
6. In General: please provide outdoor lighting information.
7. How will residence receive mail? Will the project have a mail room? Project may need to
pursue mail delivery for residences.
8. Addressing – we will need to check in with Alex with Pitkin County GIS to confirm/adjust
addressing
Building Department, Denis Murray – 429-2761
1) The project will be under the 2015 International codes
2) Revise to provide continuity of the fire protection at the interior and exterior exit stairways.
3) Provide a table or matrix to show the required ICC A117.1-2009 type A and B units, unit plans
to provide clearances, an accessible route to the spa area.
4) Provide a plan to enclose the spa area of show an alternate method.
Parks Department, Ben Carlsen, City Forester – 429-2034
• The applicant must submit a tree removal permit.
• Mitigation will be owed for approved tree removals.
• The landscape plan will be reviewed by the City Forester and species and spacing will be
determined for sustainability and long term health of the tree, as well as their contribution to
the community forest.
o No hedgerow planting.
o Deciduous trees should be planted no closer than 5’ from the building.
o Coniferous trees should be planted no closer than 10’ from the building.
o Please submit a bio-retention plan with your landscape plan.
• The applicant will be required to preserve the spruce tree in the front, SE side of the property.
Please show a plan that allows for preservation.
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VI.B.
• The existing aspen trees in the back of the property will require preservation. Please provide a
plan detailing preservation.
• Provide a plan for the greenspace in front that is within the right-of-way.
Aspen Consolidated Sanitation District, Tom Bracewell - 925-3601,tom@aspensan.com
Requirements: 404 Park Ave.AH DRC 11-9-16
• Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
• ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
• On-site utility plans require approval by ACSD.
• Oil and Sand separators are required for parking garages and vehicle maintenance
establishments.
o Driveway entrance drains must drain to drywells.
o Elevator shafts drains must flow thru o/s interceptor
• Old service lines must be excavated and abandoned at the main sanitary sewer line according
to specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in
ROW.
• Below grade development may require installation of a pumping system. Above grade
development shall flow by gravity.
• One tap is allowed for each building. Shared service line agreements may be required where
more than one unit is served by a single service line.
• Permanent improvements are prohibited in sewer easements or right of ways. Landscaping
plans will require approval by ACSD where soft and hard landscaping may impact public ROW
or easements to be dedicated to the district.
• All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can
develop an estimate for this project once detailed plans have been made available to the
district.
• Where additional development would produce flows that would exceed the planned reserve
capacity of the existing system (collection system and or treatment system) an additional
proportionate fee will be assessed to eliminate the downstream collection system or treatment
capacity constraint. Additional proportionate fees would be collected over time from all
development in the area of concern in order to fund the improvements needed.
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VI.B.
• Where additional development would produce flows that would overwhelm the planned
capacity of the existing collection system and or treatment facility, the development will be
assessed fees to cover the costs of replacing the entire portion of the system that would be
overwhelmed. The District would fund the costs of constructing reserve capacity in the area of
concern (only for the material cost difference for larger line).
• Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to
any portion of the public and private sanitary sewer system. The glycol storage areas must
have approved containment facilities.
• The district will be able to respond with more specific comments and requirements once
detailed building and utility plans are available.
Environmental Health and Sustainability, Liz O'Connell Chapman – 429-1831
Note – these comments were made about the original project submission. The trash and recycling
component have been redesigned and re-located in response to these comments
1. Applicant indicated they could move the trash and recycling enclosure to the exterior of the
building. This will provide better service access than the proposed access (pg. Z101).
a. The enclosure must be fully secured to prevent wildlife from accessing the interior.
b. The enclosure must be ADA accessible by residents.
c. There must be a flat area for the waste service company to move the waste containers
from the enclosure to the truck. The current drawing indicates a sloped surface.
2. The space requirements for this Multi-Family project must provide a minimum of 148.50 square
feet (Municipal Code 12.10.050(A) b).
a. The current submission does not meet this requirement.
b. If the applicant splits the trash area into two separate areas to provide more convenient
access to all residents, then each area must be adequate to contain a 2yd dumpster
and 4 64-gallon recycling tote bins (approximately 100 sq. feet each).
3. Access to all trash and recycling areas must be ADA compliant. A new drawing will need to be
submitted since the ADA elevator access will be moved from the location depicted on pg.
Z101.
4. All waste enclosures must provide 10’ of height clearance, which is not indicated on the current
submission.
5. Applicant was informed that the proposal of a system wherein the waste haulers manually
push the dumpster up a 12-degree slope is not acceptable.
6. Environmental Health recommends an overhead metal door to access these areas.
7. Environmental Health favors two trash and recycling enclosures to prevent some residents
from transporting their waste form the third floor down to the basement garage and then
traversing the entire garage.
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404 Park Avenue Affordable Housing Project Land Use Review Page 1
MEMORANDUM
TO: Justin Barker, Community Development
FROM: APCHA Board of Directors
THRU: Mike Kosdrosky, Executive Director
Cindy Christensen, Deputy Director
DATE: December 8, 2016
RE: 404 Park Avenue Affordable Housing Project: Growth Management and
Establishment of Affordable Housing Credits
PROJECT: The applicant for 404 Park Avenue, Fat City LLC, is seeking approval to construct an
affordable housing project.
BACKGROUND: The property at 404 Park Avenue is described as Lot 3, Sunny Park Subdivision.
The property was annexed into the City in 1966 and was zoned Residential Multi-Family (RMF)
in 1966. The existing two-story buildings were constructed in 1969 according to the Pitkin
County Assessor’s Office. The property was rezoned in 1975 to RMF with a Planned
Development Overlay. This was part of a citywide zoning map update.
On August 8, 2016, the Aspen City Council approved Ordinance 20 (Series of 2016) removing
the Planned Development Overlay with the following conditions:
• Review and approval of a 100% affordable housing project as represented by the
applicant.
• Application to establish Affordable Housing Certificates for the 100% affordable housing
project to be reviewed pursuant to the Land Use Code at the time of application;
however, the project will still need to undergo a Planned Development review, pursuant
to Chapter 26.445.
• The Planned Development overlay shall remain in effect until such time as the receipt of
a Certificate of Occupancy for a 100% affordable housing project at the subject
property. The entire property must receive a CO prior to removal of the Planned
Development Overlay.
Based on the above, the applicant is requesting growth management approvals, including
allotments for 28 affordable housing units, and authorization for the issuance of Certificates of
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404 Park Avenue Affordable Housing Project Land Use Review Page 2
Affordable Housing Credits. The application is submitted based on the following sections of the
Land Use Code:
• 26.304 Common Development Review Procedures
• 26.410 Residential Design Standards
• 26.470.070.4 Growth Management – Affordable Housing
• 26.515 Parking
• 26.540 Certificates of Affordable Housing Credits
• 26.575.020 Calculations and Measurements
• 26.710.090 Residential Multi-Family (RMF) Zone District
DISCUSSION:
Existing Conditions:
404 Park Avenue is located at the intersection of Park Avenue and Park Circle, and Park Avenue
and Midland Park. It is near the base of Smuggler Mountain and shares a border with Smuggler
Mountain Apartments. The gross lot area is 17,837.82 square feet, or 0.4095 acres. The
property currently includes a three-story multi-family building facing Park Avenue, two one-
story buildings in the center of the lot, and a two-story multi-family building facing Park Circle.
There is a total of 14 units containing 25 bedrooms (if you count the studio units as one-
bedroom units) onsite, currently housing members of the Aspen/Pitkin County workforce. They
are broken down as follows:
• 2 Studios
• 4 One-Bedrooms
• 6 Two-Bedrooms
• 1 Three-Bedroom
• 1 Four-Bedroom
There are only 7 legal onsite parking spaces where 22 are required, creating a deficit of 15
parking spaces. Allowable height is 32 feet, and the tallest building is 28 feet.
Proposed Development:
A 100% deed-restricted affordable housing project is being proposed to include 28 units. The
applicant is also requesting housing credits for 27 of the deed-restricted units (one unit is being
proposed as Resident Occupied [RO]). A subgrade parking structure is proposed with access off
of Park Avenue to provide parking for the project. Two buildings, three stories high, are being
proposed. Additional amenities, with the intent of providing a protected cozy nook for residents
to enjoy year-round, is being proposed are as follows:
• Interior Courtyard
• Small Pool
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404 Park Avenue Affordable Housing Project Land Use Review Page 3
• Barbeque grill
• Bike Parking
• Outdoor Seating
• Fire Pit
Trash will be located at grade in an accessible location. Extra storage outside of the individual
units is also proposed within the subgrade parking structure above each parking space, with the
corners of the garage providing communal bike/ski storage, and a bike repair area. Most of the
upper level units will have a private balcony. All units will have one parking space in the garage
(28 spaces are proposed).
The applicant is asking for a unit size reduction. Table VII of the Aspen/Pitkin Employee Housing
Guidelines states that the Minimum Net Livable Square Feet for Affordable Housing is as
follows:
Unit Size Minimum Sq. Ft.
Studio 500
1-Bedroom 700
2-Bedroom 900
3-Bedroom 1,200
Single-Family Detached 1,500
Part III, Section 5.A., Permitted Adjustments to Net Minimum Livable Square Footage states:
1. Permitted Reduction of Square Footage
a. Net Minimum Livable Square Footage may be reduced by the city or county
based on the specific criteria identified below and if the permit applicant
sufficiently demonstrates that construction requires accommodation for physical
conditions of the property or in consideration of design or livability, common
storage, amenities, location and site design, including but not limited to
provisions for the following:
Significant storage space located outside the unit – Additional
storage is proposed within the subgrade parking structure;
individual hanging storage racks are proposed above each parking
space. There will also be common storage for bikes and skis in the
corners of the parking structure.
Above average natural light, i.e., more windows than required by
code – All units are located above grade and all units will have
windows that are required by the Building Code.
Efficient, flexible layout with limited hall and staircase space – Hall
and staircase space is minimized where possible. Balconies and
decks are provided for most upper floor units to increase the
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404 Park Avenue Affordable Housing Project Land Use Review Page 4
livability.
Availability of site amenities, such as pool or proximity to park or open
space – Located at the base of Smuggler Mountain with access points to
the Hunter Creek wilderness area, designated open space, and U.S.
Forest Service land, there is plenty of bike trails into town, and city
parks located within walking distance. A bus stop is also located within
a short distance from the property. The applicant is also proposing to
provide an interior courtyard designed to maximize outside amenities
and livability. A small pool, barbeque grill, fire pit and seating is
proposed in the interior courtyard.
Unit location within the development, i.e., above ground location
versus ground level or below ground – All units are located above
grade.
Possibility that project can achieve higher density of deed-restricted
units with a reduction variance – 28 units would not have been
accomplished without the requested reduction.
Under no circumstances shall a reduction of more than twenty percent (20%) of the
square footage required for the applicable category be permitted.
The current Description of each unit is shown below.
No. of Proposed Minimum %
Unit Bedrooms Net Livable Sq. Ft. Net Livable Sq. Ft. Difference
101 1 618 700 12%
102 3 1,086 1,200 11%
103 1 572 700 18%
104 3 1,036 1,200 14%
105 1 564 700 20%
106 3 961 1,200 20%
107 1 612 700 13%
108 2 777 900 14%
109 1 662 700 6%
110 1 588 700 16%
111 1 598 700 15%
201 1 570 700 18%
202 3 991 1,200 18%
203 3 961 1,200 20%
204 3 972 1,200 19%
205 1 570 700 19%
206 3 965 1,200 20%
207 3 972 1,200 19%
208 3 961 1,200 20%
209 1 562 700 20%
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404 Park Avenue Affordable Housing Project Land Use Review Page 5
301 1 570 700 19%
303* 2 1,337 900 0%
304 1 570 700 19%
305 3 965 1,200 20%
306 3 972 1,200 19%
307 3 961 1,200 20%
308 1 562 700 20%
28 Units 54
*303 is a RO unit and not eligible for the Certificates of Affordable Housing Credits program.
Category of the Units:
The applicant is proposing that the units, except Unit 303, be Category 4 “for sale” units
according to the Aspen/Pitkin Employee Housing Guidelines. However, along with Resident
Occupied (RO), Category 4 units make up the largest percentage – 33% – of the APCHA
ownership inventory; whereas only 16% of affordable housing ownership inventory is Category
3.
Also, the applicant proposes building 13 three-bedrooms units. The APCHA inventory currently
has 281 3-bedroom ownership units, 44% at Category 4 and 30% at Category 3.
Based on inventory need alone, APCHA would like to see the majority of these units offered at
Category 3,
Certificates of Affordable Housing Credits Program:
The applicant is requesting the use of the Certificates of Affordable Housing Credits for the
project. The units create the following number of FTE’s:
• One-Bedrooms 13 X 1.75 = 22.75 FTE’s
• Two-Bedroom 1 X 2.25 = 2.25 FTE’s
• Two-Bedroom/RO 1 X 0 = 0.00 FTE’s
• Three-Bedrooms 13 X 3 = 39.00 FTE’s
Total 64.00 FTE’s
Under Section 26.540, Certificates of Affordable Housing Credits, of the Land Use Code, a
credit can be established for Category 4 and lower units. The RO unit is exempt from this
program.
Parking: The property is currently under parked with a deficit of 15 parking spaces. The
proposed project generates 43 parking spaces. Based on the current deficit of 15 parking
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404 Park Avenue Affordable Housing Project Land Use Review Page 6
spaces, 28 parking spaces are required (43 – 15 = 28). The project is providing 28 onsite parking
spaces to be located within the parking structure.
RECOMMENDATION: The APCHA Board reviewed the application at their regular meeting held
December 7, 2016 and recommends approval based on the following and with additional
conditions:
1. As shown in the application, the unit sizes meet the 20% reduction requirement and
the criteria for the reduction; therefore, the units meet the minimum square
footage as stated in the Guidelines.
2. All bedrooms shall contain a closet.
3. All units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and
washer/dryer hookups.
4. Based on Part III, Section 6.C.3, Priority of Qualified Tenants and Owners Selected
by Developer, of the Guidelines, the developer has the right to choose APCHA-
qualified owners to occupy one-third of the affordable housing units as long as the
households meet the top priority criteria (four-year minimum work requirement,
minimum occupancy requirement, category, not own other property within the
OEZ). Any units not pre-selected and the balance of the units shall be marketed and
sold as stated in the Guidelines through APCHA. The developer has the right to
select the initial APCHA qualified buyer (as stated above) of 30% of the units with
the condition that the selected owners do not own any real estate within the
ownership exclusion zone defined in the Guidelines. Any resales will go through the
lottery system as stated in the Guidelines.
5. Based on the common elements that will need to be maintained by the HOA, no
Category 1 or 2 shall be allowed; the request is to have a mix of Category 3 and
Category 4 units.
6. APCHA must approve the initial sales price for the RO unit of which will be deed
restricted accordingly and as stated in the Guidelines.
7. A Capital Reserve Study is required to be provided to the HOA and to APCHA by a
certified reserve specialist at the time of Certificate of Occupancy, or within one
month of CO. Extinguishment of any credits shall not be allowed until the Capital
Reserve Study is completed and accepted by APCHA.
8. APCHA is satisfied with the proposed onsite parking and recommends that the
Planning and Zoning Commission approve the project as is.
9. APCHA recommends that the Engineering Department reconsider the ability to
have on-street parking for this project.
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404 Park Avenue Affordable Housing Project Land Use Review Page 7
10. The developer shall obtain approval of all condominium documents to APCHA for
review prior to acceptance. These shall include, but may not be limited to, the
following:
a. Articles of Incorporation
b. By-Laws
c. Condominium Declaration
d. Condo Plat Map
e. Nine required governance policies required by the Colorado Common
Interest Ownership Act (CCIOA).
f. Budget
11. At the closing on all units, the developer shall provide to each new homeowner a
binder that will include, but may not be limited to, the following:
a. All condominium documents stated in #8 above;
b. All mechanical warranties, all warranties for appliances, etc.
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VI.B.
Meeting held December 7, 2016 Page 1
MINUTES OF THE DECEMBER 7, 2016
REGULAR MEETING OF THE
ASPEN/PITKIN COUNTY HOUSING AUTHORITY
CALL TO ORDER: Ron Erickson, Chairperson, called the Regular Meeting to order at 5:00 p.m. The
December 7, 2016 meeting was held in City Council Chambers, City Hall.
ROLL CALL: Ron Erickson, Rick Head, Marcia Goshorn, Becky Gilbert, Rally Dupps and Patricia Weber
were present.
Staff Members in Attendance: Mike Kosdrosky, Executive Director and Cindy Christensen, Deputy
Director.
PUBLIC COMMENT: Erickson opened the meeting to public comment. There being none, Erickson
closed Public Comment.
EXECUTIVE DIRECTOR COMMENTS: Kosdrosky updated the Board on the following:
• Thanked the Board for their support in the RealAmerica project, as well as attending the
ground-breaking ceremony on December 6.
• APCHA will be working on public outreach for the recommended changes to the Guidelines
relating to AMI.
DIRECTOR COMMENTS:
• Goshorn stated that she attended the Taste of Aspen on Thursday night and met with the
new housing person from the Ski Company. Good to find out that they want to continue to
provide employee housing.
• Dupps stated that he will be missing the next few meetings as he will be going through the
Citizens Academy, which is a new program created by the City of Aspen. Dupps stated that
he can always attend the first 30 minutes.
• Erickson asked the Board if they would agree to begin discussions on a “trade down” policy,
what criteria the Board should be looking at, etc. Kosdrosky stated that a goal would be to
set up a pilot program. The Board agreed that it was a good idea.
• Erickson stated that he was impressed with the RealAmerica project in Basalt as they have
already broken ground and started construction. There was a cohesiveness of many groups
– Town of Basalt, CHFA, Pitkin County APCHA – that helped to accomplish this project to
provide additional employee housing within the valley.
CONSENT CALENDAR: Head made a motion to approve the Consent Calendar which included the
November 16th minutes as submitted and Resolution No. 09 (Series of 2016), Approving and
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Meeting held December 7, 2016 Page 2
Appropriating the 2017 Budgets for the Aspen/Pitkin County Administrative Fund (620), Truscott
Place Phase II, LLLP Smuggler Mountain Apartments (622), Marolt Ranch (492) and Truscott Place
(491); Gilbert seconded the motion. Motion passed.
ACTION:
• 404 Park Avenue AH Project for Establishment of Affordable Housing Credits: Erickson stated
that he is recusing himself from the discussion of this project relating to comments made to
APCHA staff, that he believes are unfounded, but feels that it is for the best for the Board.
Erickson left the meeting. Head took over as Chair. Sara Adams, Steven May and Peter
Fornell were present representing the applicant. Christensen gave a brief update of the
proposed development. Christensen stated that the property was the one that the Board
was in a joint development agreement a few years back called AspenWalk. The applicant’s
plan is to create 28 units, with an underground parking structure, that will be utilized for the
Certificates of Affordable Housing Credit program. The 28 units will create 64 credits that
can be extinguished for mitigation purposes. The proposal is for 13 one-bedroom units, two
two-bedroom units (with one as a RO unit), and 13 three-bedrooms.
Adams stated that it is a 100% affordable housing project. Adams stated that the applicant
is agreeable to all the conditions stated in the memo. It is currently zoned Residential Multi-
Family (RMF). There are currently 14 units on the property with seven legal parking spaces.
The owner could turn the property into a single-family home or duplex. There are 28 off-site
parking spaces proposed to be located in the underground garage. The applicant received
approval to remove the existing Planned Unit Development on the property at such time the
project is approved. The applicant is looking at all Category 4 units, with one RO. All of the
units do not meet the minimum square footage standard, but the average reduction is 17%.
All units meet the 20% allowable reduction. Adams stated that the project will have two
buildings, three stories, bike racks throughout the project, communal space of which will
include a small pool/hot tub area. Each garage space will have a storage bin above it for each
unit, and each unit will have one designated parking space within the garage.
Kosdrosky stated that he met with the Community Development Department on this project
and listened to their concerns on the lack of off-site parking. Based on the current deficit of
15 spaces, the 28 parking spaces being provided in the parking structure meets the Code,
although a project like this would normally require 43 parking spaces. Staff also asked the
applicant what the project would look like if the units met the minimum square footage
stated in the Guidelines.
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Meeting held December 7, 2016 Page 3
Fornell stated that two other previous projects he built required up to a 20% reduction in
net minimum livable square footage as well. The square footage was associated with the
category – the lower the category, the smaller the unit. This changed last year in the 2015
Guidelines. Fornell stated he believes the project meets all of the criteria required for the
discretionary 20% reduction in net minimum livable square footage. Fornell stated that
parking is an issue with all development within the City.
Goshorn suggested the use of a car-share program. Head stated that he would be okay with
it, but is concerned that the Planning and Zoning Commission will not be okay with the lack
of off-site parking. Adams stated that the project does meet the Code requirement.
Kosdrosky asked what the project would look like without the reduction in size. Fornell
believed that he would lose at least five units.
Adams showed the floor plans to the Board and stated that all units will have closets in each
bedroom, all three-bedroom units will have two full baths, each unit will have its own hot
water heater.
Head opened the meeting to Public Comment. There being none, the Public Comment
section was closed.
Fornell stated that he wants to exercise his right to choose the initial buyer for 1/3 of the
units as allowed in the Guidelines. Kosdrosky stated that Staff is not recommending this
because of APCHA’s desire to change the policy of allowing private sector
developers/owners to pre-select buyers. Public concerns have been raised to APCHA,
Kosdrosky noted, of y alleged under-the-table deals with respect to priority given by
developers (not Fornell) to new owners, even to qualified households meeting top priority
under the Guidelines eligibility criteria. Kosdrosky stated staff will recommend revising or
eliminating this developer priority due to the potential it creates for incentivizing under-the-
table deals. Such deals, real or perceived, may have an adverse effect on the credibility of
the Housing Program and undermine the public trust. Head stated that he would be okay
with Fornell choosing some of the buyers. Christensen suggested that the Board allow
Fornell to choose 1/3 of the initial buyers as long as they meet the top priority (four-year
work history, category, minimum occupancy), along with not owning any other property
(whether in free-market or deed-restricted) within the ownership exclusion zone.
Ben Anderson, Planner with the Community Development Department, stated that they
worked closely with the applicant and some changes have already been made. The only issue
relates around parking; there is not any street parking in the neighborhood. This causes a
huge impact. The Engineering Department has recommended that there be no street
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VI.B.
Meeting held December 7, 2016 Page 4
parking in this area. Anderson stated that there is usually more negotiation required, but
that City Council did remove the PUD from the property. Adams suggested that the Board
request to the Engineering Department to allow for at least one short-term street parking
space to allow for loading and unloading.
After further discussion, Head made a motion to approve the project with the following
recommendations and/or conditions:
1. As shown in the application, the unit sizes meet the 20% reduction requirement
and the criteria for the reduction; therefore, the units meet the minimum square
footage as stated in the Guidelines.
2. All bedrooms shall contain a closet.
3. All units shall include a refrigerator/freezer, stove/oven with hood, dishwasher,
and washer/dryer hookups.
4. Based on Part III, Section 6.C.3, Priority of Qualified Tenants and Owners Selected
by Developer, of the Guidelines, the developer has the right to choose APCHA-
qualified owners to occupy one-third of the affordable housing units as long as the
households meet the top priority criteria (four-year minimum work requirement,
minimum occupancy requirement, category, not own other property within the
OEZ). Any units not pre-selected and the balance of the units shall be marketed
and sold as stated in the Guidelines through APCHA. The developer has the right
to select the initial APCHA qualified buyer (as stated above) of 1/3 of the units with
the condition that the selected owners meet the top priority as stated in the
Guidelines, and do not own any real estate within the ownership exclusion zone
defined in the Guidelines. Any resales will go through the lottery system as stated
in the Guidelines.
5. Based on the common elements that will need to be maintained by the HOA, no
Category 1 or 2 shall be allowed; the request is to have a mix of Category 3 and
Category 4 units.
6. APCHA must approve the initial sales price for the RO unit of which will be deed
restricted accordingly and as stated in the Guidelines.
7. A Capital Reserve Study is required to be provided to the HOA and to APCHA by a
certified reserve specialist at the time of Certificate of Occupancy, or within one
month of CO. Extinguishment of any credits shall not be allowed until the Capital
Reserve Study is completed and accepted by APCHA.
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Meeting held December 7, 2016 Page 5
8. APCHA is satisfied with the proposed onsite parking and recommends that the
Planning and Zoning Commission approve the project as is.
9. APCHA recommends that the Engineering Department reconsider the ability to
have on-street parking for this project.
10. The developer shall obtain approval of all condominium documents to APCHA for
review prior to acceptance. These shall include, but may not be limited to, the
following:
a. Articles of Incorporation
b. By-Laws
c. Condominium Declaration
d. Condo Plat Map
e. Nine required governance policies required by the Colorado Common Interest
Ownership Act (CCIOA).
f. Budget
11. At the closing on all units, the developer shall provide to each new homeowner a
binder that will include, but may not be limited to, the following:
a. All condominium documents stated in #10 above;
b. All mechanical warranties, all warranties for appliances, etc.
Gilbert seconded the motion. ROLL CALL VOTE: Head, Dupps, Weber, Goshorn and
Gilbert voted yes. Motion passed.
The Board adjourned its regular meeting at 6:27 p.m.
THE ASPEN/PITKIN COUNTY HOUSING AUTHORITY
A. Ronald Erickson, Chairperson Michael A. Kosdrosky, Secretary
Rick Head, Vice Chairperson
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