HomeMy WebLinkAboutcoa.lu.su.Mountainedge.1974
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MEMORANDUM
DATE: December 27, 1974
TO: Yank Mojo
From: Sandra M. Stuller
RE: Mountain Edge Proposal
Will you have ready for me on Monday morning (so
I can incorporate the information into an affidavit for
signature) figures showing (I) how much of the Mountain
Edge Project property is within the City, and how much
is within the County, (2) how much of the proposed
density is attributable to the City, and how much to the
County acreage, (3) how much density is "transferred"
from the Ute area, and (4) finally, how much is
"transferrable" (if any) from Ute as a result of the down-
zoning.
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October 29, 1974
MEMORANDUM
TO:
FROM:
In reviewing the Mountainedge Project with the
planning department, out of the 11.8 acres that the City
would acquire only 0.46 acres or 19,800 sq. ft. could
be developed into actual park area. (Active Park)
Based on the project generating 877 to 977 people,
this does not meet the existing Park and Recreation Plan
which requires 5.0 acres of active park per thousand
people. This would mean that the Mountainedge project
would have to provide approximately 4.8 acres of land
to be developed into active playing area.
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MEMORANDUM
TO: Aspen Ci ty Counci 1
FROM: John Stanford, City Planner
SUBJECT: Mountainedge
DATE: October 18, 1974
I would like to submit to you various planning considerations which
have evolved through our long deliberations with the Mountainedge
Project. The intent here is to first explain our concept of the
proposal and how it relates to the planning process. Second, I
shall review our position on the proposal and the concerns which
are offered to you as an aid in the decision making process.
The Mountainedge project was subject to Ordinance 19 review. This
review process was an interim procedure while studying and preparing
a revised zoning code. Our review was based on adopted policies
stated in the ordinance and additional data and studies which
evolved during the updating of the zoning map. The unique nature
of the proposal (limited development of the Ute Avenue area, land
gifts and transfer of density to the Mountainedge site) requests
may tempt you to go beyond established development procedures and
to over-ride certain planning considerations and zoning recommen-
dations to accomplish objectives independent of a determination of
the ultimate best use of the areas subject to this development
proposal. The request is, in essence, a form of contract zoning1
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MEMORANDUM
Ci ty Counci 1
October 18, 1974
Page Two
and falls outside the presently established process in the Planning
Office for handling development proposa.ls. Although the proposal
appears to be a form of density transfer, it does not fall within
any established system for the transfer of development rights (TDR).
My concern here is that without any criteria for the allocation of
development rights, there is no sound basis on which to judge
future similar proposals. I might add that if we had a TDR system,
and if the Mountainedge site was included in a receiving district,
the maximum allowable density under TDR would not be consistent with
the present Mountainedge proposal.
Representatives from Brewer, Inc. have met with the Planning Office
staff on numerous occasions to discuss their various alternative
proposals exclusive of the proposal before you. I would estimate
the man hours to be not less than 50 (ie. six days) additional
beyond normal review procedures and Planning and Zoning Commission
meetings, While we are available for consultation with the public
on the City's regulations, procedures, etc., this amount of time
dedicated to one maverick project infringes on the planning time
and services which should be for the general public. In short,
'it is not the role of the Planning Office to negotiate a solution
for developers which is inconsistent with the goals, policies and
established procedures. It is our role to communicate the City's
goals, policies and procedural steps to the public and then review
and comment on specific proposals, I realize that zoning is a rather
crude instrument for carrying out the plan for the City, but the
ordinance loses its strength when it is by-passed. The ordinance
should reflect the direction you desire for the City.
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MEMORANDUM
City Council
October 18, 1974
Page Three
The Mountainedge proposal of 80 or 90 time-shared condominium
units does not conform to the adopted Ordinance 19 policies which
formed the basis for updating the zoning code and map.
Hold the rate of growth to a level substantially below that experi-
enced since the late sixty's and insure the growth that does occur
is in keeping with these same policies and theland'use plan:
The density allowed under the proposed zoning
through the PUD provision will permit a density
of about 44 units. (Our slope analysis of the
site which is underway may reduce this figure
somewhat.) Assuming a unit size of three bed-
rooms, the zoning would permit 132 bedrooms
compared to 270 bedrooms in the 90 unit pro-
posal.
Strengthen the community's economic base in harmony with tourist
activities and encourage diversification of quality recreational
and cultural pursui ts.
Based on analysis by Yank Mojo, tourist con-
dominiums do not contribute significantly to
the general fund as do lodges. We are also
concerned about the impact of the time-sharing
concept; it is a relatively new concept, and
without sufficient historical data it is dif-
ficult to access. It does, however, represent
a significant increase in the number of out-,
of-town ownerships within the City.
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MEMORANDUM
City Counci 1
October 18, 1974
Page Four
The overbuilding of tourist condominiums was
of primary concern in initiating an update
of the 1966 ASPEN AREA GENERAL PLAN, The pro-
posed zoning map allows condominium develop-
ment in the Lodge 2 district, but the primary
intent was to allow a reasonable use for the
remaining small parcels which are too small
for lodge development.
Preserve the community's wealth of natural resources by preventing
damage to air Quality, controlling runoff and maintaining a
pleasant aesthetic appearance by allowing only well designed and
considered development.
The 80 units represent 80 additional fire-
places and kitchens which will contribute
to our present visual, and air pollution
problem. There is also the possible po-
tentialof generating 270 automobiles in an
arE;!a where existing parking problems exist,
and the site is located at the terminus of
Garmisch Street which indicates serious
,
corygestion possibilities.
The Ute Avenue area has been considerably
al~ered from its original state of two
ye~rs ago, and the difference between the
de~eloper's proposal and the maximum build-
i
ou~ is not critically significant from an
im~act standpoint. The impact on the area
arQund the Mountainedge site, however, will
be ~onsiderable.
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MEMORANDUM
City Council
October 18, 1974
Page Five
The Ordinance 19 discussion of the Recreation Accomodations Transi-
tion area reads as follows:
To permit recreation and accomodations development of limited
height, bulk and scale to occur in an area that relates well
physically to the ski area. The concept of construction should
provide for a suitable physical and aesthetic transition between
the intensive recreation/accomodations areas to the north (lower
on the hill) and the slopes of the mountain to the south. The
primary role of this area should be for a rural scale and design
for hillside development by regulating development intensity
building height, bulk and requiring adequate open space.
The Mountainedge proposal incorporates around
175,000 square feet. For comparison, the
North of Nell Building is around 108,000
(excluding basement) square feet; Aspen
Square is about 130,000 square feet, The
planning office considers the proposed
175,000 square feet of building located on
the mountain to be in conflict with the
adopted plan for this area, and it is over
the floor area ratio recommended in the new
zoning code.
The Planning Office recommends denial of the Mountainedge project
since it is inconsistent with the pOlicies and planning guidelines
of Ordinance 19 and the recommended zoning code. We would prefer
to see a project which is consistent with the City's general policy
of limiting growth. We also cannot support the concept of a land
offer, monetary contribution or other forms of gifts to the City
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MEMORANDUM
Ci ty Counci 1
October 18, 1974
Page Six
in exchange for a concession which is less restrictive and goes
beyond established development constraints.
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FOOTNOTE:
1 The phrase "contract zoning" is merely descriptive, not a recog-
nized legal term. The actions within this category are two gen-
eral, but similar, types:
1. Where, subsequent to a rezoning, an owner of the
rezoned property registers a covenant in favor of the
governing bOdy, placing restrictions on the property
greater than those generally imposed by the zoning
ordinance on the new district in which teh property has
been placed.
2. Where, in return for a zoning reclassification to
a less restricted use, an owner enters into an agree-
ment with the governing body, restricting the use of
his land beyond the zoning requirements generally
attaching to the new district in which his property
has been placed.
Many objections have been raised to contract zoning on various
grounds. Some claim that such an amendment in respect of a small
area of use amounts to spot zoning, and there is evidence to
suggest that if the area is rezoned to a use incompatible with
surrounding uses, or is rezoned for the benefit of a particular
owner, that such amendments will be invalidated. A second object-
ion underlines the fact that no contracts relating to an exercise
of the policing power should be made by a legislative body, The
policing power is for universal benefit and the public trust may
be violated in situations where improper motives and consider-
ations may arise in the grant of amendments by agreement.
A third point is that once a governing body has made an "agree-
ment," then it is bound by it and cannot rezone on a subsequent
occaSlon. This is not the case, for a governing body cannot limit
the powers delegated to it by the state, either by contract or
restrictive covenant. Nor can a governing body, by simple agree-
ment, limit the satutory powers of its successor.
. . . it has been held that, as agreements involve restrictions
not in the zoning ordinance and not on the zoning map, the public
does not receive due notice of them, Of course, the public will
be aware that an amendment of classification has been made, as
this is on record, but the public has no official notice unitl
the action is taken by the local governing body.
Principals and Practice of Urban Planning; William I. Gordon and
Eric C. Freund; 1968, p.422.
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DOUGLAS M. CAIN
100 East Dean
Aspen, Colorado 81611
October II, 1974
Mrs. Ramona Markalunas
Post Office Box V
Aspen, Colorado 81611
Dear Mrs. Markalunas:
I was pleased to learn that no further action
has been taken after tabling the Ute Avenue-Mountainedge
density transfer proposal presented by Mr. Chuck Vidal
for Brewer, Inc. I was disappointed, however, to read
that after a joint study session between the City Council
and the Planning and Zoning commission the project was
not rejected completely. To begin with, you are consid-
ering the destruction of one of the most pleasant resi-
dential areas in Aspen by permitting the construction of
86 units at Mountainedge. The Mountainedge area is beau-
tiful as it is and should be kept that way. Second, the
noise and congestion from automobile traffic which this
project will attract will destroy the peace of the area.
Finally, I have serious doubts about the legality (let
alone the propriety) of the outright public bribery by
Vidal and his compatriots to offer reduced density in
other areas and an outright payment of $250,000 to the
City in exchange for the transfer of density rights. If
the project is approved, no doubt the situation is ripe
for a lawsuit against the City agencies for violation of
their own regulations and for the capricious and unreason-
able abuse of discretion.
I urge you to reject the Mountainedge project
in its entirety. Dave Barbee and his family will make
a "killing" on the real estate even if it is developed
under the present density limitations, Why the residents
of Mountainedge should be singled out for destruction of
their habitat is unfathomable. I beseech each of you to
reject this brazen attempt to buy your support.
Sincerely,
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100 East Dean
Aspen, Colorado 81611
fr1111Y
October 11, 1974
Mayor stacy Standley
Post Office Box V
Aspen, Colorado 81611
Dear Mayor Standley:
Thank you very much for your opposition to
the Vidal proposal to destroy the quiet and pleasant
residential area of~ountained~e~ I fully agree that
the rejection of the proposed condominium-hotel on
the Mountainedge tract was in the best interest of
the citizens of Aspen. We are most grateful for your
support.
Sincerely,
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TO:
City Planning Office
FROM:
Real Estate Affiliates Incorporated
SUBJEcr:
R.15 Hotel/Lodge Conversion
DATE:
October 10, 1974
As brought up in recent discussions with your office,
we are concerned that the proposed R-15. Hotel/Lodge
zone does not specifically state a method to convert
R-15 Hotel/Lodge acreage to units or square feet of'
hotel, lodge, or accommodation uses. We feel that
such a conversion formula is necessary to make the
R-15 Hotel/Lodge zone workable.
In response to this problem, the following method which
is based on logical relations and the Planning Office's
quantitative rules applicable in the Lodge II zone is
proposed. :Basically, the method converts acres of R-15
Hotel/Lodge property into effective square feet of Lodge II
land. Once the effective square footage is calculated, the
rules applicable to Lodge II (FAR's and the multi-family
square footage per type of unit table) are used.
The assumed equivalence is that one duplex side equals a
3 bedroom unit. Thus, each 10,000 sq, ft. of R-15 land
is assigned an effective square footage of land of 3630.
3630 sq. ft, being the square footage of land required
for a 3 bedroom in the Lodge II zone.
~to~110 l.INrr-
of bedrooms in a
using the City's
ft/single family
ft/duplex side
,The number
calculated
15,000 sq.
10,000 sq.
single family home can be
R-15 lot requirements:
3 bedrooms 4.5 bedrooms
x duplex side = single family
The result seems reasonable, and everything is in propor-
tion. Thus, a single family unit is assigned an effective
square footage of 5445 (4.5/3 x 3630 = 5445.)
Once the effective Lodge II square footage is calculated,
the rules in Lodge II are applied to the effective square
footage. The following illustrates the results of apply-
ing such a transformation to one acre (43,560 sq, ft.) of
R-15 Hotel/Lodge land.
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October 10, 1974
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1. Effective square footage per R-15 acre:
43,560 sq. ft./acre
10,000 sq. ft. per duplex side
= 4.356 duplex side/acre
4.356 duplex sides 3630 effective sq,ft. =
acre x duplex side
15,812 effective sq.ft
R-15 acre
2. Applying Lodge II FAR rules:
Lodge' or hotel rooms
Common area
and
Lodge Employee housing
Bonus lodge rooms
or
Hotel employee housing
Bonus hotel rooms
Total max. lodge or
hotel
Actual FAR
Effec d. ve Sq. ft, of (based on' an
sq. ft. per building per acre of R-15
R-15 acre FAR Rule R-15 acre land)
15,812 .5 7906 ,1814
15,812 ,25 3953 ,0907
15,812
.125
1976,S
.0453
15,812
.125
1976.5
.0453
15,812
.083
1312.4
.0301
15,812
.167
2640.6
.0606
15,812
1.0
15,812
.363
3. Applying Lodge II multi-family rules
Effective Resulting Density
sq, ft. per Sq, Ft. per (units per R-15
Use R-15 acre unit rules acre)
3 BR 15,812 3630 (12 du/acre) 4,356
2 BR 15,812 2100 (20.7 dufac,) 7.529
1 BR 15,812 1250 (34,8 du/ac.) 12.65,0
Studio 15,812 1000 (43.6 du/aci) 15.812
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Memorandum to City Planning Office
October 10, 1974
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In summary, the R-15 Hotel/Lodge zone permits a bit more than
1/3 (.363) of the Lodge II density. Thus, an accommodation
project using a cluster PUD approach can be constructed on
R-15 Lodge/Hotel land using Lodge II density formulas, but
only .363 of the available R-15 acreage is used to calculate
the density. .
On the Mountainedge property, the above method yields 44
3 bedroom units which is the number of such units that the
Planning Office has calculated to be permitted under the
"downzoning". The calculation using the effective square
footage method is as follows:
1.
County Land R-15 (single family) allows
units. At 5445 sq. ft. per unit, total
footage is:
13 single family r /"',
effective square (jL/ /' ,',
7/J , 78_5,,)
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2. City Land R-15 allows 13 duplex sides. At 3630
sq. ft. per duplex side, total effective square
footage is:
3. City block of 42,689 sq. ft. of Lodge II zoned
land (which now can be added directly to the
effective square footages calculated above) is:
Total effective sq. ft.
=
/-:>'-
47,190
42,689
160,664
Dividing by 3630 sq. ft, per three bedroom unit, the number
of permitted three bedroom units on the 160,664 effective
sq. ft. is 44.26. Using this method, a mix of various uses
can be put together as long as the FAR and square foot re-
quirements of the Lodge II zone are applied to the effective
square footage permitting the developer to produce a mix of
units to best meet the market's demand.
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MEMORANDUM
TO: Aspen Planning & Zoning
FROM: Planning Office
SUBJECT: Mountainedge
DATE: September 17, 1974
At their last meeting, the City Council directed the Mountain-
edge developers to return to the Planning and Zoning Commission
and the Planning Office for consideration of two (2) revised
alternatives and determination of an acceptable density for the
Mountainedge property alone.
The revised alter~atives are:
1.
90 - 3 Bedroom time shared condo units on Mountainedge
14 - Single-family units on Ute Village
6 - Duplex units on Claredon
7 - Acres of land to the city for park
TOTALS: 116 Dwelling Units
II,
80 - 3 Bedroom time shared condo units on Mountainedge
14 - Duplex units on Ute Village
6 - Duplex units on Claredon
7 - Acres of land to the City for Park
TOTALS: 120 Dwelling Units
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MEMORANDUM
Mountainedge
September 17, 1974
Page Two
III.
55 - 3 Bedroom time shared condos on Mountainedge
No land to City for Park
Ute Village and Claredon to develope as zoned, which is:
7 Duplex sites on Claredon
23 Duplex sites on Ute Village
30 x 2 = 60 total units
TOTALS: 115 total units
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MEMORANDUM
TO: Aspen City Council
FROM: Planning & Zoning Commission
SUBJECT: Mountainedge Condominium/Hotel PUD Outline Development
Plan - Written Report.
DATE: August 20, 1974
Brewer Inc., has submitted a PUD Outline Development Plan for
'Mountainedge Condominium/Hotel project and associated commer-
,cial uses located on parts of Lots 1 and 2, Block 11, Lots 1-9,
'Block 5, Lots 1-22, Block 6, plus a portion of the unplatted
part of Eames Addition. The development is planned for the inter-
section of Garmisch and Juan Streets and for adjacent lands to
the north, south and west of the intersection. Vacation of portions
of Garmisch and Juan Streets is requested in order to locate
certain structures of the development in those rights-of-way.
An annexation to the City of Aspen would be required to bring
the entire Barbee tract, the site of the proposed development,
under one political jurisdiction. The Barbee tract consists
of 13.3 total acres, and the property proposed for development
includes 11,8 acres of which approximately 3.9 acres are presently
inside the city limits.
Sufficient maps and adequate information have been submitted by the
applicant to enable the planning commission to evaluate the
proposed development in accordance with the provisions of Section
24-10.1 PUD of the municipal code, The Aspen Planning and Zoning
Commission's findings are as follows:
1. The proposed density of the project and resulting
congestion are not in harmony with the recent
Pitkin County downzoning, the 1973 City of Aspen,
Land Use Map and the proposed city downzoning.
The downzoning envisions Garmisch and Juan Streets
as the western and southern most boundaries of
high density tourist development. The density of
the project exceeds that allowed by the proposed
zoning which, in the opinion of the planning
commission, better represents correct land use
in the area. Construction of 100 condominium units
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CITY COUNCIL MEl\ .lDUM
August 20, 1974
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Page Two
containing 400 rooms, 300 of which are bedrooms,
would result in an estimate of 600 additional
visitors housed at the site in peak periods,
The proposed rezoning would allow 41,000 square
feet of lodge use on the block north of Juan
Street; 7,9 acres in the County, recently rezoned
AF-1 and R-15, would allow 13 single family
dwellings; the remainder of the acreage in the
city would permit 13 units under proposed R.15
PUD, The 41,000 square feet of lodge use can
be expected to generate 126 visitors and the
R-15 uses approximately 156 people as compared
with a population of 600 anticipated by the pro-
posed development. (For a more complete analysis
and comparison of employee, skier, auto, cost
and revenue generation see attached, "Impact
Analysis of Brewer Proposal."
2, The proposed concentration of high density at
the base of the mountain does not conform to the
concept of the plan to allow for accommodation
development of limited height, bulk and scale
forming a transition to the ski hill on land
south of Juan and west of Garmisch. The buildings
of the proposed development are of large scale
design unsuited to hillside characteristics that
prevail for most of the site. The plan is supported
by existing parking and traffic congestion prob-
lems in the area. (See No.4 of this report.)
3. A condominium/lodge development, which included
100 kitchens and 100 fireplaces cannot be
differentiated from traditional condominium
projects of the past few years and does not
satisfy a need for a first class, full service
hotel.
4. A 100 unit-300 bedroom condominium development at
the proposed location would result in excess.ive
congestion in the area, The Engineering Department
has informed the planning commission:
a) That circulation in the area would be
inadequate as a result of vacation of
portions of Juan and Garmisch;
b) That Garmisch and Aspen Streets are of
insufficient ROW or state of improve-
ment to adequately serve existing densities,
and a project of the size proposed would
unaccepatably compound serious parking,
circulation and snow removal problems;
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CITY COUNCIL 1>'1-, .Jl.NDUM
August 20, 1974
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Page Three
c) That the feasibility of adequate fire
protection has not been demonstrated;
d) That the city water system cannot serve
the proposed density at this time, al-
though corrections are underway and are
planned for completion by the Autumn of
1975;
e) That accommodation has not been shown
for drainage provisions recommended by
the Urban Runoff Management Plan.
5. On 7-16-74 the Aspen Planning and Zoning Commission
denied conceptual approval of Brewer Inc,'s Mountain-
edge proposal under Ordinance 19, Building Permit
Review based on the commission's findings that the
proposal is not in conformity with the policies and
criteria of the regulation.
Based on the above inconsistencies with the plan, the rezoning proposal,
and the city's service capabilities, the Planning and Zoning Commission
recommends to the Aspen City Council denial of PUD Outline Development
Plan for Brewer Inc.'s Mountainedge.
Dated this ~ day 0
, 1974
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TO: Aspen City Council
FROM: Aspen Planning & zoningConunission
SUBJECT: Clarendon PUDOutline Development Plan
Written Report
DATE: August 6, 1974
An Outline Development Plan for 6 single family
residence lots has been submitted to the Aspen
Planning Conunission for consideration under R-6<,
PUD. The project is located on Ute Ave., inunedi-
ately west of the Gant Condominiums. The appli-
cants I written proposal is attached. .
On 7/16174 theP&:Z found that stand~rdsof approval
for PUD, as required by 24-10.1 (b) 2. of the
zoning code, had been metandreconunended approval
subject to satisfaction of all subdivision require-
ments. It.was noted that a.boundarydiscrepancy
and ownership of a portion of the property should
be resolved prior to final,approvals.
The findings of theP&:Z are as follows:
1. The proposal is for conventional single
family dwelling unit ,lot layout with no
conunon recreation areas. However, a
significant parcel of land is proposed as
a gift to the city and could become an
addition to adjacent Glory Hole Park and
serve to satisfyopel1 space/recreation
needs of the project.
2. Single family dwellings on the proposed lots
can be expected to preserve trees andnatural
topography.
3. The project is in harmony with surrounding
development and with the intent of new R-6
zoning.
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Aspen Planning Office
SUBJECT: Mountainedge PUD Outline Development Plan
DATE: August 5, 1974
Sec. 24-10.1. PUD planned unit development.
(a) Intention:
(1) The intent of this section is to permit flexibility and provide
performance criteria which result in planned unit developments
which produce the fOllowing results:
(a) A maximum choice in the type of environment and living
area available to the publio;
THE ABOVE CRITERION MORE CORRECTLY REFERS TO RESIDENTIAL
DEVELOPMENT; AS APPLIED TO TOURIST USE, THE PROPOSED
DEVELOPMENT REPRESENTS ANOTHER CONDOMINIUM PROJECT OF THE
TYPE WHICH HAS DOMINATED BUILDING IN COMMUNITY IN
RECENT YEARS; IT DOES NOT MEET THE NEED FOR A FIRST
CLASS, FULL SERVICE HOTEL.
(b) Open space and recreation areas;
CONSIDERABLE OPEN SPACE IS PROVIDED. THIS CRITERION
IS INTENDED FOR AN EVALUATION OF RESIDENTIAL DEVELOP-
MENT AS WELL, AND THE PROJECT DOES NOT SATISFY IN THAT
RESPECT, HOWEVER FOR A TOURIST DEVELOPMENT ADEQUATE
OPEN SPACES AND RECREATION AREAS ARE PROVIDED.
(c) A pattern of development which preserves trees, outstanding
natural topography and geologic features and prevents soil
erosion;
BUILDINGS ARESrEPPED UP THE HILLSIDE AND CONCENTRATED
IN TREELESS AREAS FOR THE MOST PART. BASED ON THE DENSITY
PROPOSED, THE PROJECT SATISFIES THE ABOVE INTENT; PRE-
VENTION OF SOIL EROSION CAN NOT BE DETERMINED IN THE
ABSENCE OF A COMPREHENSIVE DRAINAGE PLAN.
(d) A creative approach to the use of land and related physical
development;
!
HE PROPOSED HIGH DENSITY CONCENTRATION AT THE BASE OF THE
MOUNTAIN DOES NOT CONFORM TO THE CONCEPT OF THE PLAN TO
ALLOW ACCOMMODATION DEVELOPMENT OF LIMITED HEIGHT, BULK AND
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MEMORANDUM
P & Z
August 5, 1974
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SCALE. BUILDINGS SHOULD BE OF SMALL SCALE AND RURAL
DESIGN MOST SUITABLE TO THE HILLSIDE CHARACTERISTICS
THAT PREVAIL FOR MOST OF THE SITE. THE PLAN IS SUPPORTED
BY EXISTING PARKING AND TRAFFIC CONGESTION PROBLEMS
IN THE AREA.
(e) An efficient use of land resulting in smaller networks
of utilities and streets and thereby lower construction
costs;
CITY WATER SYSTEM AND PUBLIC STREETS CANNOT ACCOMMODATE
THE DEVELOPMENT, FIRE PROTECTION APPEARS TO BE INADEQUATE.
(SEE ENGINEERING DEPARTMENT COMMENTS)
(f) An environment of stable character in harmony 'with
surrounding development;
DENSITY AND RESULTING CONGESTION IS NOT IN HARMONY WITH
THE NEIGHBORHOOD. COUNTY REZONING, THE 1973 LAND USE
MAP, AND PROPOSED CITY REZONING ENVISIONS GARMISCH AND
JUAN STREETS AS THE WESTERN AND SOUTHERN MOST BOUNDARIES
OF HIGH DENSITY TOURIST DEVELOPMEN1JLESS INTENSE LAND
USE IS PLANNED TO THE SOUTH AND WEST, (SEE PROPOSED
ZONING MAP AND IMPACT ANALYSIS.)
(g) A more desirable environment than would be possible through
strict application of other sections of the zoning resolution.
PROPOSAL EXCEEDS DENSITY RECOMMENDED BY THE PROPOSED ZONING.
SEE (f) ABOVE.
(2) Standards for approval.
(a) The developer shall present plans, written statements, and
related information in sufficient detail to enable the
planning commission and city council to evaluate the proposed
development in accordance with the provisions of this section.
At the culmination of each phase as set forth herein, the
applicant must receive the necessary approvals prior to
formally proceeding into subsequent phases or into actual
development. Lack of sufficient and continuous progress as
defined herein may lead to nullification of all approvals by
the planning commission or city council.
SATISFIES REQUIREMENTS FOR INITIAL PRESENTATION.
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MEMORANDUM
P& Z
August 5, 1974
(b) A planned unit development may include variations in lot
area, lot width, yard and building height requirements .and
off-street parking provisions provided the following features
exist:
REQUEST INCLUDES VARIATIONS FROM YARD, BUILDING HEIGHT
AND OFF STREET PARKING PROVISIONS OF THE ZONING ORDINANCE.
(1) The tract or parcel of 1 and i nvo 1 ved is ei ther in one
ownership or the subject of an application filed
jointly by the owners of all property included;
OKAY
(2) The Planned uni.t development constitutes an area
of at least 27,000 square feet;
OKAY
(3) The development includes open space for the mutual
benefit of the entire tract;
SEE (b) OF INTEN110N, STEEP TOPOGRAPHY OF MUCH OF
THE SITE LIMITS USEABLE OPEN SPACE. BUILDINGS WERE
LOCATED ON MORE LEVEL PORTIONS OF 'THE SITE AS MUCH
AS POSSIBLE AT THE REQUEST OF THE PLANNING OFFICE.
(4) The project is designed to provide variety and diversity,
so that maximum long-range benefit may be gained and
the unique features of the development or site are
preserved and enhanced; and,
SEE (a) AND (c) OF INTE~ION.
(5) The project is in harmony with the surrounding neighborhood.
SEE (f) OF INTEN110N.
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ENGINEERING DEPARTMENT COMMENTS
Engineering Department does not favor vacation of streets; adequate
circulation has not been demonstrated.
Proposed cul de sacs are inadequate; radius should be 50' (100' diameter).
Streets in the area are excessively congested due to:
1) Parking for existing, long term residents.
2) Access to ski lift.
3) A bottle neck condition exists on Garmisch because of:
a) One side of Garmisch is currently posted "no parking"
for its entire length, and existing ROW cannot
accommodate curb, gutter, sidewalk and snow storage.
b) Inadequate ROW; useable street is reduced to 12' in
winter.
4) Improvement of Aspen Street is inadequate.
No accommodation is shown for drainage collection swale.
Adequate fire protection is not demonstrated.
Water system cannot serve the proposed density at this time; corrections
are underway and are planned for completion by the Autumn of 1975.
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TO: Aspen City Council
FROM: Aspen Planning & Zoning Commission
SUBJECT: Ute Village PUD Outline Development Plan
Written Report
DATE: August 2, 1974
An Outline Development> Plan for 14. single family residence
lots has been submitted to the Planning and Zoning Commission
for consideration under R-15PUD; The project is located
on Ute Avenue adjacentto.Ute'Cemetery. The applicants'
written proposal .is attached.
On 7-16-74 the P & Z found thats.tandards of approval
as required by 24-10.1 (b) 2. of the zoning oI:dinance h.ad
been met, and recommended approval subject to satisfaction
of all subdivision requirements.
The Commission's findings are as follows:
1. Although the proposal is fora ~onventional
single family lot layout, ample open space
is provided in t::herecreation areaacrpss
Ute Ave. .and the adjacent land proposed for
gift to the city.
2. Clustering.lots in a restricted area preserves
considerable natural area and k.eeps development
at a distance from the riVer
3. Streets and utilities will be restricted to the
three acreS to be developed.
4. The project is in harmony with surrounding
development and with the intent of recently
adopted zoning.
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Ute Village PUD - Outline Development
Plan
5. Lots of less than 15,000 sq. ft. are proposed,
which is permitted through the pun process,
and allows larger areas to rema'n open.
Connnission
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LEGAL NOTICE
Notice is hereby given a pubiic hearing will be held by the
Aspen City Council on August 26, 1974" City Council Chambers
City :aall 4:00 p.m. to consider t:he Planned Unit Development
Outline Development Plan as sul:1mitted by the Mountain Edge:.
parts of Lots 1 and 2, block 11, lots'l through 9, block 5,
lots 1 through 22, block 6, plus a portion of the unplatted part
of the Eames Addition.
,
Complete file is on file in the office of 'the City/County
Planner in City Hall.
/s/ Lorraine Graves
City Clerk
Published in t:he Aspen' Times August 1, 1974.
LEGAL NOTICE.
Notice is hereby given a public hearing will be held by the
Aspen City Council on August 26, 1974" City Council Chambers
Ci'!:y Hall 4:00 p.m. to consider the Planned Unit Development
Outline Development Plan as submitted by the Clarendon: Lots
23, 26, 27, 29, 30, 31 41 and portions,Of.lots 30 and 40 all in
Ute Addition to the City of Aspen~Pitkincounty, Colorado.
File is on file in the office of the CitY/County Planner in
City Hall.
/s/ Lorraine Graves
City Clerk
Published in the Aspen Times August 1, 1974.
LEGAL NOTICE
Notice is hereby given a public hearing will be held by the
Aspen City Council on August ,26, 1974, City Council Chambers
City Ha114:00 p~m.to consider the Planned Unit Development
Outline DevelopmentP1an as submitted by Ute Village: Parcels
in lots 6 and 7, Section 18i T 10 S., R 84 W located on Ute
Avenue, City of Aspen, Pitkin County, Colorado.
Complete file is on file in the of'fice of the City/County
Planner in City Hall.
/s/ Lorraine Graves
City Clerk
Published in the Aspen Times ,August 1, 1974.
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CITY OF ASPEN
aspen ,colo.rado, 81611 box v
~1EMORANDUM
TO: City of Aspen Building Inspector
FROM: Planning and Zoning Commission
SUBJECT: Mountainedge Hotel Condominium
DATE: July 30, 1974
On 7/16/74 the Planning Commission denied approval of
a conceptual presentation for the above captioned
condominium project on South Garmisch for the following
reasons:
1. Growth resulting from the proposed project
is not in keeping with the policies of Ordinance
19 and the Aspen Lan.dUse Plan.
2. The project cannot be adequately served by
an existing transportation system and would
additionally congest an already congested
street system and compound existing circula-
tion and snow removal problems.
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3. The project does not conform with the city's
policy to expand public facilities according
to a pay as the community grows program.
4. The additiqn in one project of upward to 600
additional skiers in peak periods constitutes
a threat to quality skiing on Aspen Mountain.
s.. The project excessively generates employe,es and
permanent residents for which no adequate
housing now exists or is under construction.
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Memorandum
Mountainedge.Hotel Condominium
July 30, 1974
Page Two
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6. The criterion of well designed and considered
development for tourist uses is not met by
100 additional fireplaces and 100 condominium
kitchens in one project.
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and ,Zoning ommission
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}lSPEN
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aspen ,C<Di..
July 29, 1974
James T. Horan, Esq.
Holland & Hart
P.O. Box 1128
Aspen, Colorado 81611
Re: Hountainedge
Dear Jim:
Donna advises me that Chuck Vidal wishes to reaffirm
his place on the August 6th agenda for consideration of
the outline development plan before the Planning and Zoning
Commission.
As you are aware, S139-2l~14 C.R.S. 1963, as amended,
being a part of the Colorado Hunicipal Annexation Act,
precludes consideration of a rezoning or. subdivision of
a tract outside the municipal limits until" a petition for
annexation has been found to be valid. We do notcontem-
plate City Council approval of your petition until its
August 12th meeting.
I have advised Donna to submit to Chuck's request,
but this is done at Chuck's risk that the Commission
has jurisdiction to consider his outline development plan.
Nothing herein shall constitute a waiver of any obj ection "
the City may have in that regard.
I am, further, by copy of this letter to Spencer
Schiffer, advising the Commission to take no action on
the matter until after the August 12th meeting of the
City Council.
Very truly yours,
.'47',-/'
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SandraH. Stuller
City Attorney
SHS:sd
cc: Spencer Schiffer
Donna Baer
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TO: City Cle;,k
FROM: Planning Office
SUBJECT: Mountainedge Subdl vision
DATE: 7/2/74
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Please schedule and advertise MOuntainedge Preliminary
Subdivision Plat for P & Z Public Hearing 7/16/74.
Description is as folows:
Parts of Lots 1 & 2. Block 11. Lots 1-9. Block 5.
Lots 1-22. Block 6. Plus a portion of t,h.e unplatted
part of the Eames Addition. '"
Names and addresses of adjacent property owners are
attached.
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TO: Brewer, Inc.
FROM: Planning Office & Engineering Dept.
SUBJECT: Mountainedge PUD - Outline Development P~an
Submission Requirements
DATE: 7/1/74
1. A petition for annexation must be submitted and
accepted by City Council before ODP and Subd'Lvision
action can legally be taken.
Written approval of the owner of land to be split
by annexation must be submitted.
,2. City Council should consider street vacation before
site plan approvals are given by P & Z.
3. Building sites must be staked, staking should correspond,
with all building locations shown on Site plan.
4. Height above existing grade should be indicated on the
site.
5. All existing natural and manmade features should be shown
on the site plan.
6. Existing and finished contours to be shown on site plan
(2' intervals on flat and 5' intervals on steep).
7. All internal circulation, inclusing walkways, open
spaces, common areas, recreation areas, etc. shown
on site plan.
8. Areas to be dedicated to the public.
9. Proposed circulation plan for private, public conveyences,
trash, commercial, service and emergency vehicles.
10. Proposed alternate routes required as a result of
vacation should be specified.
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Mountainedge onp submission requirements
11. All property corners in place and marked.
12. Plan for maintenance of streets.
13. All adjacent property within ~ mile - uses and approximate
density - should be shown on a vicinity map.
14. Cross sections of buildings showing relationship to site
locations.
15. Indicate proposed plans for remainder of Barbee property
relative to access requirements, etc.
16. Locate existing trail.
17. Address drainage considerations.
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BUILDINe INSPECTION DEPARTMENT
r;] CITY OF ASPEN - C:OYNTY OFp,ITKINO, COLORAOq..,7, ?, I,-,~H "'",7,?,() 5
ADDRESS ~. , , GENERAL 11
Of JOB CONSTRUCTION
1';00 ,.. j"" PERMIT
WHENSIGNEO"AND VALIDATED 8V.SUkOING.'NSPECTIONOEPARTMfNT..THfS ..PER/ofIlT' AUTHORIZES. THE WORK DESCRIBED BEl.Ow.
NEW .[J I
CLASS OF WORK: ADDITION 0 ALTERATION 0 REPAtRD MOVE 0 WRECK 0
OWNER
NAME Brewer, Inc ADDRESS Box 3159 Aspen PHONE 4530 ,
cr: LICENSE , LI CENSE
~ NAME (AS LICENSED) CLASS NUMBER
'U ,", , , INSURANCE
<
cr: ADDRESS PHONE 0
,.. ,
Z SUPERVISOR ,
0
U FOR THIS JOB NAME , DATE CERTIFIED
.
LEGAL ~aHrtif9unplatted.Ei:ilges addition
DESCRIPTION LOT NO" i-""""'?? BLOCK NO. !; ADDITION , I
SURVEY , ATTACHEQ 0 DESIGN A LIe.
BY BY PE NO,
AREA (S.f.) .IIHEtGHT NO. TOTAL OCCUPANCY
AT GRADE _ (FUTl STORIES UNITS , GROUp , DIV.
BASEMENT FIN 91 GARAGE SINGLE o ATTACHED 0 TOTAL TYPE. , , FIRE "
" UNFIN, 0 DOUBLE o DETACHED 0 ROOM$ CONSTR. ZONE
, DEPTH FIRST SIZE , ,SPACING SPAN AUTHORIZED
BElOW AGENCY BY DATE
Z GRADE VI FLOOR ,
0 BUILDING
1- ',' .' REVIEW
j:' EXTERIOR VI
FOOTING 0 CEIUNG
< SIZE , , ZONING
C ...
Z EXTERIOR CONC, 0
::l FDN. WALL ROOF PARKING ,
0 THICKNESS MAS'Y 0 , , ,
II.
THICK 0 CAISSONS 0 ROOFING PUBLIC HEALTH ,
SLAB &GR.8EAMS' MA TERIAt ,'. , ,
MASONR Y ABOVE ' ABOVE ABOVE ENGINEERING "
~XTERIO~ THICKNEss ISTFlR.' . ,2NOFLR JR('l FLR.
WALL STUD S'jZE ABOVE ABOVE .., ABOVE I
& SPACE , STFLR. 2ND FLR. 'RD FLR.
REMARKS ~'..L ,. 17<;,000 "n fHI ,
,
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" .NOTES TO AP~I.ICANT: .'
FOR ,NSPECTIONS OR INFORMATION CAll ns~ 7336
, FOR All WO~K DONE UNDER THIS PERMrT THE PERMITTEE ACCEPTS FULl,RESPONSf8111TY. fOR VALUATION
COMPLIANCE WITH THE UNIFORM BUILDiNG CODE,THEC0UNTY ZONING'RESOlUTlON ORCHY OF WORK $.4,000,000.00
ZONIN\G. ORDINANCE, AND ALL OTHER COUNTY ,RESOLUTIONS ORClTYORDINANCES WHICHEVE~
APPUES. 1
SE!lARATEPERMl:rS,V.UST BE OBTAINED FOa elECTRICAL. ,PlUMJUNG AND HEAW;G. SIGNS, PLAN
SWlMMING POOtS ANDHNctS. T P 0 TOTAL FEE
PER.)MT (XPIKfS60 DAVSFROM DATEdSSUED UNLESS WORK rSST ARTED. FILED
, fH:'QUU::EOiNsptcr~oN:SSHAlL. Sf REQUESTEO O"liWORKING l)Al'iNM>V ANCE. DOUBLE '/ CHECK [] 4,387.00
ALL FINAL INsr>€CnO-~HAU; BI MAOf ON ALt,:inMS OF WOR.!(SHO;;:.EOC'CUPANCY ts PERMITTED. 1"1 $ 2,851.55 I
FEE Cl CASH I
'"' "O"O'~ "'" ,i, "' 1'''''' ,"'"". "' O<'~"'l "", "", '."~ [] . L.,
BUILDING """0' ",; 2" . 55 J
PERMIT S-U3JECT 10 REVOCAilON'. .. '':.USANSi0NFOR VIOLATION OF ANY LA'li'S .GOVEkN!NGSAME~'
SIG~lURE \l ~ t J A
Ar:~UCANT: !~Y-btl...~li~t:_L21:i<'- APPROVAL BY DATE
THIS fORM IS/A PERMIT ONLY CAn PERMIT NO. LlCfNSE.q RECEIPTS CLASS I AMOUNT
-, . ,-
WHEN VALlD'ATED HERE ". --~~. -~
6-12-7 268-74
INSPECTOR'S COpy
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MEMORANDUM
TO: City of Aspen
FROM:
Brewer, Inc.
SUBJ: Planned Unit Development on Moun~ainedge Property
DATE: June 11, 1974
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
This is a request for the development of 175,000 square feet
of gross space on a parcel of land in the northwest corner
of Aspen known variously as the Mountainedge property, the'
Uarbee tract or a portion of the Eames Entry. The property
is presently owned by Mountainedge Enterprises, a partner-
ship of David Barbee, John Uarbee and Hallie Barbe..
Rugheimer. Brewer, Inc. currently has the property under
option.
The land encompasses 11.88 acres, some 3.85 of which lie
above the 8040 elevation. Approximately 4 acres are under
the jurisdiction of Pitkin County. The intent is to annex
that portion into the City of Aspen and efforts to that ex-
tent are currently underway.
Of the total acreage, only approximately 3~ acres are planned
to be developed, the remaining being ~eft as open space. The
development will consist of 150,000 square feet of hotel/
lOdge/condominium rooms, to be sold via a multiple ownership
concept. This concept envisions the operation to be that of
a full servic~ hotel. Hence, a restaurant, bar, gift and
tobacco shop are planned in addition to the traditional
amenities such as swimming pool, sauna, jacuzzi pool and
tenniw courts_ These latter facilities will occupy the re-
maining 25,000 square feet.
Because of the location of the planned project (across the
street from lift I-A, 4 blocks to the center of town, on the
transportation route) it is felt that the automobile will
not be of prime importance. Some need is required though
and parking for at least 50 cars is requested.
Because room design is a function of marketing input, the
specifics have not yet been determined. Present design is
working with a basic module of 3 bedrooms, 3 baths plus a
kitchen/eating area. Each of these modules requires approxi-
mately 1500 square feet. Thus in the 150,000 square feet of
kX1ST./fJe.
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Nemo to City of Aspen
June 11, 1974
,.-"
Page 2
rentable/saleable area, there will
Each of the bedrooms will have the
selling independently. It must be
mix is still yet to be determined.
given as an example.
be 100, 3 bedroom units.
capability of renting or
stressed that the final
The above mix is only
The development schedule anticipates all approvals being
received by mid-September, 1974, detail design work being
completed by the early part of 1975 and construction to be-
gin in early Spring, 1975. Some consideration has been
given to building in phases, but not enough details are
known to accurately determine this. If the project is
phased, the 2nd phase will be completed by late 1976.
Preliminary discussions have been held with the City Engineer.
It is understood that at this time there is not sufficient
water capacity to servi~e this development. However, with
the new improved transmission line -- a portion of which is
currently under construction, the balance planned for 1975
there will be adequate pressure for both domestic use and
fire protection purposes. The sewage treatment facilities
will have their problems eliminated by this time.'
No new roads are required to service this project. Appli-
cation is currently being made for the vacation of Garmisch
Street between Dean and Juan. This street vacation will
make a more cohesive development and encourage traffic to
the proper avenues, Aspen and Durant Streets.
JGK: j d
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~IU1()R^Nl!llM
TO: City of Aspl'n
I'IW~I:
B I' ewe r, ] 11 C .
SllB,): Cllilnge of Zpning
DATE: June II, 1974
- -- - - - - --- ---- - -- - - -- - - ---
It is requested that the zoning of the property des-
cribed on the attached exhibit be changed from AR-l
to ^ Ii - I P U D . A po r t ion 0 f the des c r i he d pro per t y is
presently within the jurisdiction of Pitkin County.
III later action, a request for annexation to the City
of ASpl'1l will be made.
Reasons for the zone change request are as follows:
1. To provide open space.
2. A development plan which preserves the natural
environment and topography and prevents soil
erosion.
3. A creative approach to the use of the land and
related physical development.
4. An efficient use of the land.
5. A more desirable development than is possible
through strict application of the existing
zoning regulation.
This request is accompanied by an Outline Development
Plan which amplifies the proposed development.
'.
John G. Keleher
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Encl.
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~lE~IOJ{^NDUM
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TO: City of Aspcn
FROM: Brewer, Inc.
SUBJ: ' Planned Unit Development for Clarendon
DATE: June 11, 1974
- - - - - -
- - - - - - - - - - - - - - - - - - - - -
This is a request for a Planned Unit Development of six
single family lots on the property known as the Clarendon.
The proposed development anticipates,selling the existing
platted lots without resubdividing. Sufficient right of .
way is being given on the east side of the property to
widen Wagon Road and on Ute Avenue to have 60 I o'f right
of way. The remaining portion of lot 26 th,at is not
nccded for Wagon Road will be sold to the purchaser of
lot 27 and of course be restricted to one single family
'dwelling.
The present dwner of this property is Brewer, Inc. Sales
are expected to begin as soon as the PUD has received all
necessary npprovals. This is scheduled for mid-September.
Noconitruction could begin until Spring, 1975 due to the
time required for the design and processing of plans.
Since the developer would have no control over the actual
construction, final completion is not known. However, it
might be safely assumed ,that most of the lot~ will be
built upon within 2 to 3 years.
In preliminary discussions ,with the engineerinZ~department,
it has been learned thdt water and sewer.'a:i::e",1-lX!(b:ly a,vail-
able. Utc Avcnue is the access to, the prop~~fyand, is
already improved."
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MEMORANDUM
TO: City of Aspen
FROM: Brewer, Inc.
SUBJ: Planned Unit Development on Ute Village Property
DATE: June 11, 1974
- - - - - - - - - - - - - - - - - - - - - -
This is a request for the develbpment of a 14 lot single
family Planned Unit Development on t~eproperty known as
Ute Village. The total property, includina Blue Sky. but
exclusive of the Ute Village property retained by the
present owners and subsequently to be given to the City
of Aspen, contains 6.99 acres more or less.
The proposed development will consist of 14 single family
lots on the parcel to'the north of Ute Avenue. No build-
ings will be constructed on the small parcel fronting on
the South side of Ute Avenue. This will be used for
recreation (e.g. tennis courts) and possible parking, if
needed. That parcel known as Blue Sky will remain un-
developed.
J
Present ownership of the parcels are:
1. Ute Village -- Mr. and Mrs. Fredric Benedict
Mr. and Mrs. Fr~d Larkin
2. Blue Sky
Thomas D. McAnley
Steve Crowley
De~elopment of the lots will not begin until the spring of
1975. It is anticipated that the PUD and Subdivision appli-
cations will take until mid-September to process and publi-
cize fully. Thus, no on-site activity will be feasible un-
til the Spring construction period.
In preliminary discussions with the City Engineer, it is
understood that. City utilities will be available. These
will be installed during the Spring of 1975. The road will~
not be private and will conform to the City Engineer 's re-
quirements. '
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--
PLANNED UNIT DEVELOPMENT
for MOUNTAINEDGE, CLARENDON and UTE VILLAGE
1. On Mountainedge only a request in writing for change or
zoning to AR-l PUD must accompany the outline development
plan. Submit by 6/10 to planning department.
2. Outline development plan - required information. Submit
by 6/10 to Planning Department.
a. Sketch maps (5 copies)
1) 1" = 400 scale
2) 20' contours
3) existing natural and man-made features
4) existing zoning and adjacent property within
'" mile
b. Schematic plan (5 copies)
1) types, locations, densities and acreage consumed
by all proposed land uses.
c. Written statement
1)' present ownership
2) expected schedule of beginning and completion
3J statement of intent concerning provision of
water, sewer and road improvements noting
their feasibility and when and by what mea~s
each is intended to be provided.
3. Planning Commission Action _ 6/18
a. Prepare a written report to the City Council,
giving reasons for its recommendations and indi-
cating the .xtent to which the outline develop-
ment plan complies with each of the standards
governing its approval.
4. City Council Action
a. Publication - in Aspen Times issue of 6/27 or 7/4
b. Council Hearing 7/22 (Public Hearing)
c. Notation of official zoning map indicating approval
of outline development plan and zoning has been
tentatively approved.
5. Final development plan phase - required information
a. Survey map showing;
1) circulation system
2) off-street parking areas
3) loading areas
4) major points 'of access
b. Comprehensive plan on a survey map Showing:
1) utility services
2) storm drainage
c. Survey map showing:
1) Areas to be conveyed dedicated or reserved for
common open space, parks or public uses.
,
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Planned Unit Dev,,~opment (cont'd)
)
Page 2
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d. Site plan (survey map) showing:
5)
1)
2)
3)
density
location of all permitted uses
parking, loading and open areas around buildings.
(The site plan shall be in sufficient detail to '
enable the planning commission to evaluate the
architectural, landscaping and design features
of the PUD)
4)
Development schedui~ indicating the approximate
date when construction of the total project or
stages of the project can be expected to begin
and to be completed.
5)
Agreements, provisions or covenants governing
use, maintenance and continued protection of
the PUD
Other
6. Planning Commission Action
, ,
a. Publication - in Aspen Times issue of 8/8/ (or 8/15)
b. P & Z Hearing and final approval, 9/3
7. City Council Action
a. Rezone in accordance with the final development plan,
9/9
b. Owner and Mayor of Aspen execute a Resolution, 9/12
c. Record resolution in the Clerk and Recorder's office,
9/12
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SUBDIVISION
for MOUNTAINEDGE, CLARENDON and UTE VILLAGE
1. By June 17 furnish two copies of the PRELIMINARY PLAT
to City Manager and two copies to the secretary of the
Planning Commission. Then 7 days later one copy of the
preliminary plat plus a form furnished by the Planning
Department must be given to the Superintendent of Schools
and to each of the utility companies involvpd. (Donna
asks that 12 copies of the prelimi,ary plat be given to
her on June 17 and she will see to'the distribution in
a~dition having the public hearing notice printed in the
Aspen Times.
a. Required information:
1) Proposed name of the subdivision
2) Location of the subdivision as a part of some
larger tract of land and by reference to per-
manent survey monuments.
3) Names and addresses of the subdividers and
owners, the designer of the subdivision and the
engineer or surveyor.
4) Location and principal dimensions for all exist-
ing or recorded section lines, streets, alleys,
easements, water courses, public utilities, and
other important features within and adjacent to
the tract.
5) Location and principal dimensions of all pro-
posed streets, alleys, easements, lot lines and
areas to be reserved for public use. '
6) Date of preparation, scale (not less than 1"=100')
and north sign.
7) Acreage of land to be subdivided.
8) Names and addresses of adjacent property owners.
9) Survey certification
10) For Mountainedge, the location of all proposed
dwelling structures, parking areas, structures
for common use and principal landscaping features.'
11) The location of proposed surface or subsurface
drainageways and utilities.
12) Proposed changes to existing zoning boundaries.
13) The plat shall provide space for comments and
suggestions from the ,city engineer, th~ utility
companies and the planning commission.
b. Secretary of Planning Commission notifies subdivider
by registered mail of the time and place of hearing
not less than 5 days before date fixed for hearing.
Similar notices mailed to adjacent property owners,
City Manager, utility companies and school adminis-
tration. Also newspaper publication must be made
on July 20.
c. Planning Commission Action -- Within 30 days after
the heaning on the preliminary plat, P & Z must
make recommendation.
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Subdivision, cont'd
Page 2
2.
,
Final Plat -- Thd final plat must contain all the infor-
mation on the pr~liminary plat, except contour intervals,
plus the following:
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a., Accurate dim~nsions for all lines, angles, and curves
used to desc~ibe boundaries, streets, alleys, ease-
ments, struct!ures, areas to be reserved or dedicated
for public usie and other important features .
b. A systematic ~dentification of all lots, blocks and
names for th~ streets.
c.
Sufficient de~ication to the public of all of the
streets, allers, easements, parks and other public
areas. '
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certification!
Drawings and ~ignatures in waterproof ink on tracing
cloth. Scale iat least 1" = 100'.
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A descriptioni of permanent survey points which have
been set at critical points in the subdivision.
d.
e.
f.
g.
Certificate
Recorder.
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of filing to be completed by County
!
h. Certificate br an attorney that the owners have
title in fee simple, free and clear of all liens
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and encumbran~es.
.
i. Certificates ~howing approval by the planning com-
mission and a*prova1 and acceptance by the City
Council. I
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3. Eight copies of t~e final plat to be submitted to the
secretary of the Blanning Commission at least 10 days
(July 26) prior t9 the meeting (August 6.) .
4.
Action by
,30 days.
presented
Plannin~ Commission. Must recommend within
After a~proval the original and one copy are
to CitYiCouncil.
,
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5. Action by City Co~nci1. After approval, must be
recorded with Pit~in~ounty within 90 days.
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ORDINANCE 19 -- MOUNTAINEDGE ONLY
I
1.
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Prior to June 18, pay building permit fee.
2.
June 18 -- Conce~t presentation. Includes:
, i
a. Describe thejobjectives of the proposed development.
!
Site plan
b.
c.
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Number of un~ts to be developed
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How the deve~opment complies with
recommendatiqns of the 1973 Aspen
Use Plan. :
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the land use
General Land'
d.
e. Massing mode~
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3. July 2 - Preliminlary and Final Design Presentations
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a. Final site p~an
b. S~hematic des~gn drawings
c. Building mode~
d. Fin~l elevatipns
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e. Obtain written comment from:
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1) water, elbctric and ~as utilities and sewer
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district i
2) Aspen fir~ department
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3) City Engi~eer re:
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(a) acce$s
,
(b) circJlation
(c) necedsary street improvements
(d) util~ty easements.
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(e) draiJage
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(f) otheI]
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4) School au~horities
4. Planning Commissi~n Action. Must approve or disapprove
wi thin 30 d~S of leaCh submission.
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5. Submission to buil~ing department subsequent to approvals.
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meeting.
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ANNEX~TION AND STREET VACATION
IMountainedge only
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recom$endation from P & Z at June 18
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1. ,Unofficial
3.
(Mountain edge Enterprises). Thus no special
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annexation notic~s or hearings require~.
, I
July 8. Ordinan1e introduced, read and may be
,
passed on first ~eading. Council sets a date for
I
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public hearing a~d orders notice to be published.
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July 18. Issue olf Aspen Times. Publication of both
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Annexation and V~cation ordinance.
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August 12. Publi~ hearing ~eforeCity Council. Alsb
,second reading an~ final action may take place at
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this hearing. i'
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August 15 (or Aug~st 22) issue of Aspen Time, publica-
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tion of final pas~ag!. Ordinance take effect 5 days
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afterpub1ication~.
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petitfon to be signed by 100% of owners
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2. Annexation
4.
5.
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-_.~!..__.
ASp~~ City Council
l\priL24, 1974
I
Councilwoman Markalunas ~oved to adopt Resolution #10, 'Series of 1974.
CouncilmanB
Breasted. ,All in favor,
---'--_"..m__
Seconded by
~otion
i
UTE AVENUE,l\REl\ DOWN-ZONtNG
carried.
Attorney James
the hearing:
I . .' . .' . . . .
reconvene1 the hear,ing wh.i9h was cOh,tinued from Ap'ril 22nd Council m(>f,t.
Moran sub~itted the foilOwing and request be made a part of the record
!
,
liTO: City Council Me~' 'ers
FROM: Real Estate Affi iates Inc.
SUBJECT: p'roposed Ordin ~ce #13 and Clarendon
This coming Monday eveni~g you will be holding a public hearing on the Ute AvenuCi dCi''',
zoning (Ordinance 13). Bjecause ,the only p'roject materially affected by t.hisOrdina:1,_."
is Clar:mdon, we feel thajt you should under,stand th,is,,'propo~e,d project~the procedurt.:.
and rev~ews that have beep completed before the Aspen ,Plann~~g and Zon1.ng Commission
(P & Z) to date and the i~sues that have been resolved through good faith negotiatior::.,
with the City P&Z. !
Asa practicaimatter, ,thk proposeddownzoning only affects the Clarendon' project.
The City Attorney haspr"oV~ededYOUwithhe, r,~oPinionthatordi~an,ce 12, (modification
of the Ordinance 19 map)~bes not affect theclarendonpro~ect since ~larendon is a
prior. application under Ofdinance 19. Also, sheohas expressed the opinion that
down zoning as stated int~e proposed Ordinance 13 would affect the pending Clarendon
project. Ordinance 12 (m<hdification of the Ordinance 19 map) effectively "downzonez";
allproperty in the Ute Area other than Clarendon; "the.refore, the downzoning (Ordinanci.:
13) has an effect ,only on!this specific project. '
Therefore, we believe that next Monday night you will not be hearing a general zenina
issue, but you will speci~ically and exclusively be considering an ordinanCie affect-'
ing only one project. Si~nce this is> the case and the Council might be assuming th~ .
total decision powers relating' to this project, we ,feelthatYQu should have ,the bent)'!: i ~
Of, all the facts already ~resented to the P & Z Conunission,and we ask to be permitted
to make a presentation anq to ,discuss with you all the issues of this project that
have been considered to d~te.
I
A brief summary of the evehts to date as well as some of the basic issues is presented
below: !
1. March 30, 1973, Brewerj, Inc., exercised an option to acquire the ClarendOn site, T:",
site was purchased with theexpE>ctatiol) of construction 47 condominium units (existing
AR-l zoning). Shortly aft~r exerci,se .of. the option, the Ute City Protection agency
petitioned to downzone thelUte area. '
2.
i
In responsp to the threat posed by the Ute City petition,
we qUicklyjsubmittedaplan to the BUilding Inspector
for 46 apattmentunits (Parkside Apartments). It is Our
opinion th*tthis submittal is still valid and that we
could builql. ..thes,eapartmeTltslf we' so desire... Sin'ce the
Parkside A*artments tiere qui.ckly designed and .not the
type of development with whiCh we wish to be associated,
we decided I to deSign a more~ responsible project and
. process i tiunder Ordinance 19. .
, i
Aftercons~de.ringaltern<ltivc ~and uses, 1l1e decided to
process a dpndominium project with a SHimming pool,
therapypoql and 'tennis court. We hired a plan.ning firm
to de&ign~ site plan for the project. After detailed
sitestudieis, ~ie came ,to 'theconc1<.lsion that the 46 u,nit's
permitteq. ujndt;r existing zoning was not:appropriate and
that due tOI'theconstraintsimposeu on the site (view,
corridor, drn<ltions to' the City, set hacks.; height
limitationsl, etc.) a plan of 36 units was a ~etter
solution.ye voluntarilye1iminatcd 10 units <l:lid pro-
ceeded withj i 36 unit concept; .
I
,
On October IS, 1973., a site plan waS: submitted to the
Building In~pector and <.t building permit fee of $1,968._75
lias paid. 'the Clarendon project was scheduled for- con-
cept review!before P&Z undcrO~dinance 19 on November 20,
1973. !
1
November.- 13; 1973. One week prioJ::" to the sc.hed'.lled
meeting, we_~resented a booklet relating t6 the basic
issues ilnd~Ul:1ma:rizing the results of a project impact
study. Sin~e complex issues were ><lddrc:sscd, t.!tcsc'
materia] s weire presented. in written form prior to t.11e
meeting to pjcri!lit study by the P&Zmembers. These
materio.ls ar!cavailable atth.ePlrtnning Office for
your review'land consideration.
I
November 20 J 1973. Oueto a scheduling error, the
Clarendon wa~ not included on the agenda. Ne Nere
rescheduled ~o December 11,1973.
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On Dece-mber 11, 1973,. our concept presentation lias
matle. .It wn~ over two' houri long and ~Jd;esse~ all
of the: i$sue~associatcd n.i.tlt the project. The major
points made rn our preseatationare summ:~ri,zedhelow.:
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Continued ~'~,eeting
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1.627 acfos or 70,875.98 sq ft.
Under Arql zoning, 47 units wOll1d be permitted.
'] i"
Site Claractc~lstlcs
i
Flat, dn~e]opable site
Little v~g3tation except on Utc.
Heavy concentration of c,ondorniniums on
surrounding properties.
1
,
Existing Neig~bot]lOod Lund Use Study
i
In th~ llJighi)or.hpoci 80~o of units are tourist
In the ndighbol'hood 57% of the acreage is in
tourIst luse.
i
Condominiulil o+nsrShip
1
Over 119siof all condo units in the ci'ty are
used, as !perm::tnent residences.
ii. The Cl~rindon will not discriminate against
permane~t resident buyers. .
!
Existing Zonidg
I
,
47 unlio~ted unit's or 94 studios or hotel
room ar4 permitted under ~R-l zoning.
ii. Only ,36 1.ihits\~ere pTopos,ed. A23~o reduction
had beert made.
iiL 39parki~g spaces
I
Aspen Interim ILand Use
i -
Site lies in Mixed Residential.
Project .do be used by permanent residents
and tou~ists~ Therefore is a true mixed
residen~ial use. (Original definition of
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, i
Project Impac1t
I
i. All util~ties exist and are adequate.
ii. Transpor~ation: Table of walking times at 2.5
miles/hour \~alk.
I
i
- to Little Nell
- to Ci#y t-Iark.et.
to Post Office
- to r.u~ Center
- to Ga~cna &
Hvm;:'irl. corner
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b.
c,
i.
ii.
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1568
iAs~e~ City Council
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~~p:!:'il 21.., IJ7{
~ltc location:
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S.c. qual-tel' of City
Ncar tourist orient~d facilities; ski lift
and do\vmto',1il
Convei(ic!t to City Market and p6st Office
conClusifn: Site iocation will luinlloize the
use andidependency on the automobile. It
is an aWP!'oprLltE:~ .location for a pedestrian-
oriente1, tourist-related use.
f
i.
ii.
iii.
iv.
Site area
i.
ii.
mixed rksidehtial
, c, )
accommofat1.ons.
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are provided for the 36 units.
d~d not preclude tourist
Owners Commit~ents
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Commitmepts included; donations to City,
West En~ dedication for possible street
extensi?n, a trail'easement,preservation
of two 'SO~ spruce trees, landscaping; Ni'w
preserVttion, storm drainage, etc~ These are
best sh~wngraphically in our presentation.
, .
. c I,
Des1.gn onstr~1.nts
i.
i.
I
A drawin* summarizing the design pro,blem \V'as
present~d. .
Only 42%io~ site is useable after City and
owner c9~straints.
ii.
Schematic Sit~ Plan
,
30 two-b~droom units and 6 tllree beJroom units.
A t~nnlslcourt, swilnmillgllooland tJierapypool.
An tmdc:cW.T.'ound pnrking stru(:tul'C under th~
tennis 4our't;s.
i '
Site Plan andjScctioD'S
I
Renderin~s of proposed project were presented.
i.
ii.
iii..
i.
3,5 min.
4. $ mi n.
6,5 min.
7,2 min.
9,2 min.
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T1':05 i t~ i$l'ed,,-'stri an t;ri',>nt'i.:>d, p,i,~ini:: ing
?Q~~nt~~l ~se of the aut0~0 iie,
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Continued Meeting 1\.~~lfot)lspen City Council April 24, 1974
i.ii. V)~i1oftc slf1iu)' conclusions:
.,;\, '\S~ -~CallY], the tourist is very bel\dicia] when
tV'~" t'9 ~t comparedi to. permanent residents, This area
y W~JV''\.' iscomplr. x and we would like to elaborate mo::-:,c
~t..t.Y' . '. on this ~f given ,the opportunity.
~tl 'i
Cd After the ,presentatihnJ the Commissi.on requc.::;tod that the
applic::.lnt IdthdrllW fPr 90 days durin,:; :lVhich time the
Planning Office nnd ~he to-~e-hiredCity Economist would
perfo'rm additional sFu,dies for the City.
I
We' questione:d the COlhmission .onexactly \~hat they propose.d
to c~me up with in t~e 9Q days~ and further questioned th~
Commission on what );'\1)::;0' t\'ould l?e required of the applicant
that t.;~ have not al'r4-~ady submitted.', It was not clear Hhat
the COlTl,miSSiondeSirb, ct, and it is in~crcsting to n,ote thatJ
since this request i~ December, very little additional
planning and analysifhas occurred to date.
The discussion was t~ntinued to the next meeting.
, ,
I
January 81 1974. Th~ Platining Office recom~ended concept
approval with condit~onsas follows';
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a.
Covenant deedsio restrict
less than 6 mo~ths.
Phase the development
Eliminate, on-si~e 'parking
ReJnove all firenlaces
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rental to perIods of
b.
c.
d.
Our response,
was that:
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in sumn;tary,
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to each of these conditions
a,
A restrictive c9v'eriant, is not appropriate since the
si te is tourist!oriented due to its loca.tion and
surroundingus'e~. We prefer to let the fre.e market
determine the tourist/permanent mix rather than have
government inte~vene. It was pointed out that this
type of request jby the City might be discriminatory.
1
h'e crgreed to ph~se the development.
I
' i
We ~gread to~a~eprovision~
parking lot at. future date
was in operatio~. .
i
We ch~llenged ~~e Validity of the Air Pollution
Control D:ivisio~"s air quali'ty study. The-re t'1~re
many quantitatitc errors in the study that over-
esti,m:lted the ffreplaccs' contribution to air
pollution (the study used 4 cords per season ~s
the rate of woo~ conslmptionwhile actual useage
is 1 to 1.25 cotds per season),. We pointed 'out
that the new Colorado Air Pollution Control
Ordinance Nritttn by the same Commission permitted
fireplaces in mounta'in Or resort areas. The real
pollution s.aurcJ inAsp~n in the automobile. No
significantben~fitcan be achieved by banning
ne\'1 fireplaces. i This issue is covered in great
detail in our p~ese~tation.
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b.
c,
to eliminate the su'rface
when the transit system
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~.'!tlC'h .ct-;.;;cus:.:;ion fol1qwed, and P&'Z did not. vote on the
p,'.'oject. The :71eeting'.i':\s continued.
!
Janu,;'-T)' 10, 1974. U:dder Ordin:incc 19, the Commission had
to make a decision b~ tllis date (30 days from submission).
Mori issues were bro~ght up and discussed. Major ones
being:
,~. At the pXHvious iln'~:etingj it W8.::;. sl.:ggestcd that low
or lnod8r~te cos~ hotlsing for employees should be
COTl:.:it'),.uctcdon tjhe Cl<.;_Tcndon Site,' A pTe~;~~nt::t!:ion
of J3nsities wh~ch madc such a use eCOilQlOically
feasible was JnuJe. paz con~luded tllat such
(lGnsLti~!,; :in thalt o.rca h'C1'0 not. ac,c(~ptable o.n~l
abanJoned the idlea of l01i cost hou~lng on tlle
site.
I
b. The applicant ag~eed to"extcndthe deadline for
th~~ Pf;ZCommissiion decision for approxiraately '15
day~ Sl) that ~h~rlanning and Zo~ing Commission
co\: J.,:;::lve the P!1anning staff l'cview and l'ccoHlmend
:.l ,-'Eini,tlo!1 of ~nLxeJ residentiaI.
c.
At our next meetjing, with the Planning and Zoning
COi,:-::~i.:;si0n at \lhi.ich time \.'e we~'(~ cXi'~<..tinz to
h~ve a comprchenb.ive definition of mixed
l'esidential~ the! Pl"nnir:g stJ.ff prt'sehtcd <1
propos31 for dow~:oning the Ute Avc~u~ UT~a. TJlis
; a:: ~~~~~; :~:. ~,o ~~" ~~~,~ ~:: ~ i ~;:i: : :~~; ~~~~~!~ :l:" ~:e
to ...,..::.ua<._ ;"',i It l""n;1.....,. St3_'" a,_'::> ,.0,- P':'_::':""',~e(i
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A;-:ci: 24. 1974
, "
No decision ~ras made. The PfrZagreed tOl~a1-:e a' deci~:ion on
the project lfebruary 5, 1974, at the Commission's regul<:l'r
meeting.
I
10. January 29, 1974.Pf,z held a public hearing to consider
the do~nzoni~g proposal initiated by th$Planning Office
for th~ Ute Avenue area. A% a l~ter meet~ng, they
uc.cide,d to r$commen:lto City Council modification of the
Ordinance 191 Land Use Map rn,theI' than rezoning.
,
II. February 5, t974. After a longdiscllssion on the pros and
CORsot Clar.ndon, the is'sue was distilled to that of
density. Peri felt that even at 36 miits, there were too
many units, too many cars, and too many people. Tn ord~r
to sOlvethi$ hasic problem and to continue through the
approval proiess in an attempt to make this summer's
building sea$on,wc <:!.greed to construct only 24 units.
This ,..-as acca::ptabll,;: to Pf,Z and tl1c Clarendon gained
I I
concept apprfva .
12. Ordi'n,ance 12,[1, Agreeing with the recommendation o'f P(iZ,
City. Council proposed an Ordinance (Or,dinancc 12) to
modify the Ordinance 19 Land Use Nap. This was passed
on first reading, a public hearing was held, it was
passed onsefond rcading,and it became law.
13. April 2, 197~. The Clarendon gained Preliminary Sub-
'diVisinn app~oval from P&Z for ~ 24-unit townhouse
project. A ~umberof technical recommentlations~..-ere
made by the (:ity Engineer and all issues were agreed
upon ,or rcso~ved.
l,~. Ordinace 13.; After passing Ordinance12 making it law,
the Couic!l ~assed Ordinance l30n first" reading, which
\'lou1ddo\vTlz:one the Ute area. Next Monday the' Public
Hearing on tfli.s Ordinance is beiI1g held.
'[n summary, we ask you to
before you ~ake a~tio~ on
,
T'heOrdinartc'~ before you' is no't
o'rdinance s'uppoTted by a ti-taster
spot zoning.i
I
The proposed! Ordinance 13 only materially ?-ffects one
specificpi'Qp'ect \\'hich is a prior application under
forme!' e,dstjing law (Ordinance 19 and the previous
zoning). Itj :is. poss'ibJy ex-post-facto lc;islationaimcd
at ': specifi\tproject and could be interp-;cted' as spot
zon~ng. I
consider the following
Ordinance 13:
points
1.
a comprehensive zoning
Plan. It is fragi:lented,
2,
3.
The~larendo4 plan', appr6ved conce~tually~ is not
dctr~Jne~tal ~o the area. It is residential in character
~ons~st,lng~or 24 to'inhouse units. It is a good.plan and
~s the resul~of good faith negotiations ~dth City paz.
,
131will still permit 16 units on the subject
Tlte approved Clarendon plan is for ouly 24.
u~i ts are the issue.
4.
Ordinance
property.
Ori1yeight
s.
i
Since onlyt~is one project is affected, we request that
you a.l'loovus ita rHI.k:~ it p""l~o;eT':at-i..o.1 to you so tl1:J.t vou
'.' r'" ... .. .;: - I"" ~ ... 1.' r.' ,- c '. . .
~- ~ ,,;:' ,ln~o.Jl~c. US1:,lC)(;,::' O;,"1l13$10n that has given us
Co.rl(''''iJ''' .\....,...~n\-'" "n r 1'.. . . ,.... ., . ..
-."1" ".c';'~~'l ',,,~ .... (, }1rC 18llHLry Sllih:l.Vts:r,(;n a;)pl'oV~l.l.
w~ are prep3~cd to ~o this ~1011drty nj.ght or at ~. sub-
sequent stud~ s~ssion convenient to you.
\V~
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t~anl: yOll fo~ ~our
tile Opp0rt\inl:~ to
!
time and WOllld appreciate con~ideratlon
di>;cns5 OHr projc<..;t Hi't!l YOll in Jeta:il.
o{
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Mr. Charles V'd 1 b' :
lhr. .. ~ a su nll,ttedl. for- consideration an outline of a pun project inCluding
lhce~l~~~~~;~ of lan~ that!are not contiguous. These parcels and/or projects being
outline of d' ?b~ V~llage,land Mounta.inedge. Mr. Vidal revlewed with Council the
ensltles etc., la~ attached to these minutes. (See Page 1565)
,
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,-,
1567
continued Meeting
Aspen City Council
April 24, 1974
....~._.-
w.e-'
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Mr. Vidal pointed out~he downzoning proposal applies to two of the p~rcels outlined.
This proposal would re~ove the possible litigations and bring more land into control
of th~City and takin~,it out of development. Mountainedge is planned to include a
full service ,hotel: Whifh is about the only ~andleftavailable for this purpose.
certain stiP~lationS>W~Uld'be requested: extension of Garmisch Street; Juan be,
vacated; wouldrequestjthe 4%requ~rement under subdivision regujlations be calculated "Ii
onthe~otalpackage;would need road access int the Ute Village area; reconsider-
ationofthe drainage fatch basin in the Mountainedge plan. " 1'1
Regt!est:ifthe 'propO's,alis anaccepable alterna'tive, Council so indicate this "
date~Would like to ',W;"rkand cooperate with the City on this proposal and would
'ask asastipulation t ere be no hazzels ~', Ii
:i
Plann'er,Her" b" Bartel stateo. fFom "a, planning standpoint a strong, link would have to Ii
be established between the proposed hotel and transit line. The regulations on ]1
drainage ar:e not that', #lexible. Would"like to pursue, this conc,ept but would I
need time ~o reviewth~ problems connected with it, and gain irnput from the City ,
Attorney and other eft, ,departments. There is no conflict between this proposal and
the proposed downzoninpresently under consideration.
I
Councilman Breasted StJted he would li,ke to see this concept ,investigated further
by the City. !
'. ' " I
counCilman, B.ehren,dt qU~stionedif the den siti.es weref,leXibl e from one element ,to'-
another. . Mr. ,Vidalst ted he wanted to live with the proposal as submitted; certa~n
limitations on design ave already been included and to change th~t would have to
consider .the value ofrade of is.
I
Question ~asrais~d byico~nCilwoman ~arkalunasasto whether. the PUOordinance covers
a PUDprO)ect where land1.s not cont1.guous., .
I
'Mayor Standley questioned if this proposal is in fact, contract zoning.
i
Mr'. Vidal ,stated th~ p~oject would ,begin with the Clarendon and end with the Mountain-
I,
edge development. i
Councilman Breasted sta~edhewould like the applicant to consider what the trade-
'ofls would be i.f the cllarendon property were left vacant.
Mr. Vidal..stated Councill should look. at a model af the . maximum to understand '~ully
what is beingproposed.j Timl: slot buyers,asfounii from a market survey for the
hotel complex, is very popular~ People do not hav~ to putout such a large amount
of money forutilizining,the unit for short,periods of time. Unit would be utilized
most of the year andno~ left vacant. . Asking Council for the equivalent of concept
approval of densities apd land use patterns..
Janet Landry commentinglasacitizenof the community, stated she liked the concept
and would like to see it pursued. Bryan John~on also commented asa citizen, that
this concept should be encouraged but cautioned Council against taking a function
away, from.,P & Z ingivifg any concret,e'approvals this evening.
1
All Council m~mbers sta~ed they liked the concept and it should be pursued, one
member stating concern with contract zoning.
!
mayor Standley closed t~e public hearing.
I
Councilwoman Pedersen ,m~vedto read Ordinance #13, Series of 1974 on second reading.
Seconded by Councilman2reasted., All in favor, motion carried.
!
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ORDINANCE #13, SERIES OI 197.4, AN ORDINANCE REZONING CERTAIN DESCRIBED AREAS IN THE
EASTERN PART OF THE CITr OF ASPEN FROM AR-1 ACCOMMODATIONS RECREATION TO R-1S RESIDENT-',
IAL AND R~6, RESIDENTIAL,WITH MANDATORY P,U.D. DEVELOPMENT; AMENDING AND INCREASING
THE MINIMUM LOT SIZE FOR DUPLEX DWELLINGS IN THE R-6 DISTRICT; AMENDING SECTION,24-9
OF THE MUNICIPAL CODE (SUPPLEMENTAL REGULATIONS) TO PERMIT THE DESIGNATION OF
MIINDATORY P,U.D,DISTRIqTS ON THE ZONING DISTRICT MAP; AND IMPOSING ADDITIONAL
REVIEW CRITERIA IN MANDATORY P,U.D. DISTRICTS was read by title by the City Clerk.
' i
Councilwoman Pedersen m6ved to adopt Ordinance #13, Series'of 1974 on second 'reading.
Seconded by Councilman ~reqsted.Roll call vote- Councilmembers Walls nay;
Pedersen aye; DeGregoriq aye; Breasted aye; Markalunas nay; Behrendt aye; Mayor
Standley aye. Motion c1rried.
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Coun7ilman Walls moved ~o adjourn the meeting, seconded by Councilman Behrendt.
^ll ~n favor, meeting adjourned at 6:45 p.m.
I
f---~~d~
.~~orralne Graves, City Clerk
~VEN CITY COUNCIL
REGULAR NEETING
MAY 13, 1974
~'"
Heetin.. ,
Pd g was called to order 1at 5:25 pm by Mayor ~tacy Standley with Councilmembers Jenifer ,ii
M:" ersen, Pete DeGregorioiQa."11eS Breasted, Ramona Markalunas, City Manager Dr. Philip
'dlloney and City Attorney S~ndra Stuller.
~UTE.2.
CO'..1nCilwoman Pedersen moved to approved the minute's or April 22, 1974, ,as prepared and
,',../',~';1;)..:..,..,
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L568
,-."
,-,
Regular Meeting
Aspen City Council
May 13, 1974
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....._._-".__.._-~--_..._-,---_._'.---,_._.,._"--------'-.
Seconded ~y Councilman Breasted. All in favor, motion
!
~ d~stributed by the City Clerk.
'"
J carried.
'I ACCOUNTS PAYABLE
i! Councilman Breasted moved to approve
i Councilwoman Markalunas seconded the
!
,
the ~ccounts payable for the month of April, 1974.
motibn= All in favor, motion carried.
,
CITIZEN PARTICIPATION
a. Gerry Fox, Executive Director for the Aspen Chamber of Commerce, informed Council that
the Chamber is planning a local party cal~edJune Days on June 8 and 9. It would consist
ot a golf tournarnent sponsored by the Asp~n Ski Corporation, tenn15 tournament in Wagner
Park, sottball in the park, a street dance in the ~lall on M~.ll St. betwe,en Hyman and
Cooper. The Cnamber was also hav ing a r~ffle, which would entitle tnose purchasing
raffle tickets to a supper, an art fair ih the Mall, a bake sale sponsoreq by non-profit
organiz,ations, and children's events. Her request of Council was for the use of the
City golf course for the golf tournament, I the use ot Wagner Park and the Mall, and a
special events permit for amI;'lified musicj.
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Councilwoman Markalunas asked if thishadf! been cleared with the Mall Commission. Mayor
Standley stated that theactua! Mall even s should be 'made as a recommendation to Council
from the Mall Commission.
Councilman Breasted moved to allow the us~ ot the City golf course and Wagner Park as
requested, and to recommend to the C~ty M~nager that a special events permit_ be granted
for the amplirication ot music. councilwpman Pedersen seconded the motion.
Discussion inCluded the art fair. Mayorbtandley stated tnat he would rather see these
booths in the Mall than on the parkpropeFty,so that local merchants could bene tit from
the people being around. Those particip~tswould be area residents from the Pitkin
County area, and local gallery people wo~ld be requested to be participants also. Rich
Wilde, Mall Administrator, stated curren~ policy of the Mall Comm~ssionwas against
vending on the Mall.
All in favor, motion carried.
MEETING DATE CHANGE - 5/28
Councilwoman Markalunas moved
to the Memorial Day holiday.
motion carried.
tnatthe nJxt Council meeting date be moved to May 28, due
Councilman IBreastedseconded the motion. All in ravor,
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EUBANK - RECONSIDERATION OF TRAIL EASEME~T
Has been removed trom the agenda at
apPl~cantls
!
request.
CHUCK VIDAL ,
,
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Charles Vidal was present to show altern,tives to his proposal presented to the City
Council at their April 24 continued meeting. Another parcel of land had been incorporated
into the proposal, which was included in!thealternativesbeing presented, that being the
Blue Ski property. All alternatives rel~ted to the Ute Avenue 'area and primarily to the
Ute Village and Blue Ski propert~es. . It!had;been requested at the last meeting by the
Council to look at the alternatives of d~natingthe entire Clarendon sitetb the City.
Twenty three units would be built on the!Ute Village site, some land being retained with
no units to be built, while the Blue Ski ! land would go to the city, as well as the Claren-
don property. This would imply 1.10 acres of ute Village would go to the c~ty,1.63 acres
of Clarendon, 3.34 acres of Blue Sky, an* 3.85 acres of Mountain Edge, corning to a total
of 9.9~ acres to the City- !
,
Another alternative re'acts to the' Blue SfY property, with property 'adjacent ~o the river
going to the City, whlle six units would1stlll go on the Clarendon. In this alternative,
11.83 acres would go to the City. The differences ~n the proposals relate to where the
city wants to own the land. Onehalfof!it can be put at the Clarendon or next to Glory
Hole Park, the major portion as a contin~ation of Ute Children's Park and Ute Cernetary
along the river. The other alternative ts to put it all at th~ Clarendon signt.
Vidal stated that Blue Ski provided a wo~kable'solution to the dra~n~ge channel. It is
feasible to take alternate drainage alignment. A cond~tion to the accommodation and
incorporation of .-the Blue Ski property ip the proposal , is the dra~nagebererouted to
the other alignment which is down the Blre Ski Road.
City Planner Herb, Bartelrespond~,d to th~ alternatives. A sketch was.presented OL how
the land adjacent to Glory Hole park wou~d be layedout. As a total tract, it could ne
used for a neignborhood park and recreat~on'area. The first thing looked at was a soft-
ball- diamond w~th a 3001 radius, which wpuldn1t fit in the area. Also superimposed on
the sketch were activity type areas,. suc):1 as tennis courts and basketball courts. This
was not a plan, but a way to represent the size each activity would take. Mr. Bartel
stated that his preterencewas with the rdditiqn to the Ute Ave. Children's Park, and.
that a riverside fac~lity ~as much more needed in the. area.
, i .
Mr. Vidal request
established under
toda.te .
. I '.
" . i,",'.'" .
Council 'show ap~efere~ce at this time and'a form of reliance be
the format ofa-resolufion which would confirm what has t~anspir~d
i
THOMAS PROPERTY USE
city Manager Mahoney suggested to counci~ that the property could be used successfully
as a passive park., Coun~ilmernbers discu~sed previous committment of the area for
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.-"
1569
Re~ular Meeting
Aspen City Council
May 13, 1974
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pasture and grazing land. i Suggestion was made by p~rk5 and Recreation Director
Armstrong that a passive *icnic area be created beh~nd the seventh tee at the golf
course. I
Councilman Breasted rnovedito recommend to the-City Manager that the area be used as
previously committed for pasture land. Seconded by Councilwoman Ma'rkalunas . lUl in
favor, mati on carried. I
BLUE SKY APPEAL
i
Mr. Leonard Oates was prefent ,on request made to the Planning Offi'ee, respec'.:.ingthe'
recommendation for deniall of the final plat of the Blue Sky Subdivision and asking
that the City Council rev!=rse the P & Z Commission decision on the grounds that
the action was arbitrary ~nd capricious. . Blue Sky had substantially rel~ed en the
conceptual approval of the subdivision but had been denied on the final. Nr. Oates
gave a brief history of the SUbdivision, stating that a memo from Donna Baer (sub-
mittedto Council}h e ,dl'di~not feel ,was afa~r representatl'on, ,several fac~s: being
ornmitted.. The Hoag Subdi is ion was approved on October, 18, 1972, no mention of
the avalanche hazard was ade. Blue Sky took title from the subdivider on January
1972. One and one half~nths after the purchase, the owners were working with P & Z
to provide a workable de elopment plan. The project was denied on one ground, that being
the avalanche hazard. T e units had been placed in a wedge area, so that the irnproved
portion of the site woul~ not be in an. avalanche area. Mr. Oates further stated that
everyone at the time was laware of the slides on the' road. At that time anc. even now,
the developer was willing to make a committmenttoexpedite the slides in a safe manner
or take the necessary st~ps to minimize the avalanche hazard. Statements of the
condition of the avalanc~e were available at the time of conceptual frorn the experts.
Oates further stated tha~ the Vidal proposal was a good idea, but that they Hould
like to protect their ri~htsto the use of the property. Ad~itionally, the ~u~ilier of
units to be built had be~n reduced, . during changes in zoning,frorn 24 to 8 units.
These units had been resJricted to the wedge where there had been no avalanche
activity for 150 years., . MayorStand,ley asked if future development was .proposed.
Answer to the question,w s no.
,
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Planner Bartel stated th4t the new conditionwas the Vidal proposal. Significant was
that six units are locat1d in the ,alignment of the new drainage channel. Bartel
suggested that if .the ot~er ,proposal were being considered, they should wait until
this was resolved. '
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Mayor Standley stated heihad no problem sending this back to P&Zon the avalanche
grounds, but asked that there be no strings attached in regard to the zoning.
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Councilman Breasted stated he would not vote in the issue, but made a motion i:hat they
table the project until ~ & Z takes a look at the Vidal Proposal. Seconded by
Councilwoman Pedersen. i
Mr. Oates replied that t~is placed them in' a .position of limbo, and that they felt
they would like to proteft their property rights. Time rnightbe a limitation
with additional factors rhat may require legal solution. possibily within the next
thirty days. I
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Councilman Breasted askea what guarantee the City may have.. that the client vJOuld go
along with the Vidal proposal. Mr~ Oa~es replied that there was in fact, no guarantee,
and they perhaps did not! think this was the best use of the land.
Mayor Standley said he dk'd not think it was fair for Council to, table action on
whether or not they get ~ogether with Vidal.
, '
All voted nay, motion de~eated.
Jack Jenkins, of the P &1 Z Conunission stated that the avalanche danger was not in
connection with the buil~ing but in relation to the road. There was a relatively
small chance that there iwould be an avalanche~ver the road. Density at the eight ,unit ,!
level and avalanche dangler to the houses was not in question. !1
I .. 11
Councilman DeGregoriomcfved th:at they return the plat to the P & Z' Commission and reverse:]
their decision based onjthe avalanche hazard decision, and send plat back to P & Z to "
complete final plat consideration. Motion died for lack of second. P & Z Con~ission
decision stands. 1
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LEGAL ASSISTANCE. PLANN~NG
i
Planner Herb Bartelreq~est Council approval of $1500 to $2000 from Planning Office
contingency fund ~ora ditional legal assistance in continuing with the downzoning
proposals. i
I
Councilman Breasted mov~d to approve the request~ seconded ,by Councilwoman Pedersen.
All in favor, motion ca~ried.
BOARD ,& COMMISSION CONSjDERATIONS
Councilman DeGregorio mJvedto appoint Ed Irwin to the retirement board, seconded by
Councilwoman Pedersen. !AIl'in favor, motion carried~
To appoint a member to the P& Z Commission, Mayor Standley stated that it was nec-
essary to create a ,vaca,cy. Technically, there is no vacancy as Mr. Gillis has not
formally resigned but.iIlltended to be out of town for three months and then pJ,.anned
to attend gr,aduate schO~l.
Councilman Breasted felt it premature to have" interviewed people without having a
formal resignation. It!was noted that the Commission has: the right to request his
resignation if there wete three unexcused absences. Asked P & z>rnembers Janet Landry
,
and" Jack Jenkins ifthif had been discussed.
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MOUNTAINED~E PROPOSAL DENSITY CALCULATIONS
smalll lot provision 24-12.6 Zoning Code
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by Brewer
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I. CLARENDON SITE
Tract Size:
1.65 Acres
71,874 sq.ft.
Proposed Zoning:
R-6 PUD
Buildout:
I
Allowable byjZoning Code
Proposed by ~rewer
I
,
!
Net DifferenCe
,
II. UTE VILLAGE SITE
Tract Size:
7.316 Acres
318,685 sq. ft.
R-15 PUD
Proposed Zoning:
Buildout:
Allowable byj Zoning Code
,
Proposed by ~rewer
!
Net Differen~e
I
III. BLUE SKY SITE
Tract Size:
3.056 Acres
133,129 sq.ft.
Proposed Zoning:
Buil dout:
Conservation
Allowable by! Zoning Code
i
*Due to
Proposed
Net DifferenFe
Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
Single Family Units
Duplex Units
12
12
8
16
6
6
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6
8
Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
Single Family Units
Duplex Units
21
21
16
32
14
14
o
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7
10
Single Family Sites
Si ngl e Family Units
Duplex Sites
Duplex Units
1*
1*
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Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
o
o
o
o
1
o
Single Family Units
Duplex Units
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MOUNTAIN EDGE PROPOSAL DENSITY C4LCULATIONS
!
Page Two
IV. MOUNTAINEDGE
Tract Size:
,,-,-,
11.84 Acres
515,730 sq.ft.
4.09 Acres Above 8040
7.75 Acres Below 8040
AF-l County Land above 8040
R-15 (no duplex] , Land Below 8040
Conservation City Land Above 8040
City Land Below 8040 - .98 Acre L-2
2.58 Acre R-15 PUD Lodge
Proposed Zoning:
Bu il dout :
Allowed by Zbning Code
1
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Proposed by Brewer
City & County Land Above 8040
Single Family Sites 1
Single Family Units 1
County Land Below 8040-4.17 Acres - R-15
Single Family Sites 12
Single Family Units 12
Duplex Sites 6
Duplex Units 12
City Land(without Slope Considerations)
2.58 Acres - R-15 PUD Lodge
Single Family Sites 7
Single Family Units 7
Duplex Sites 6
Duplex Units 11
.98 Acres Lodge 2
3 Bedroom w/kitchen Units 12
City Land(with Slope Considerations)
2.58 Acres R-15 PUD Lodge
Average Slope
Tract Reduction
New Tract Size
Single Family Sites
Single Family Units
Duplex Sites
Duplex Units
.98 Acres @ L-2
3 Bedroom w/kitchen Units
39.9%
30,QOO sq. ft.
82,385 sq.ft.
(jj
6
4
8
12
Maximum Units Allowed without Slope
Considerations 36
Maximum Units Allowed With Slope
Considerations
3 Bedroom Unit w/kitchen 100
33
Net Difference Without Slope Consideration 64 Units*
With Slope Consideration 67 Units
i
*It should be noted that:these units are smaller in terms of bedrooms than a
single family or duplexiunit, but are anticipated to have the same impact in
terms of primary population.
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BREWER, INC.
MOUNTAINEDGEI SUBDIVISION -- PROPERTY O,WNERS
1.
City of Aspen
I
P. O. Bo1' V
Aspen, Ct10rado 81611
I
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Aspen Skiing Corporation
P. O. Bo* 1248
i
Aspen, C910rado 81611
Frances fopish
P. O. BOf 581
Aspen, C~lorado 81611
i
Mountainedge Enterprises
I
P. O. BOt 788 .
Aspen, C~lorado 81611
,
,
Little M.ck Mining Claim
c/o Co11fns, Tidwell and Williams
6782 Certitos Avenue
Long Bea~h, California 90805
, 1
Interoce~n Mining Claim
(unpatented claim)
Bureau of Land Management
Post Office Building
G1enwoodjSprings, Colorado 81601
Sibley M~ning Claim
Robert Stevens
P. O. Bo~ 1147
,
Aspen, Cq10rado 81611
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Dorothy ~och Shaw
206 Lakeview Avenue
1
Aspen, C~lorado 81611
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Timber R~dge Condominiums
(see att4ched list)
!
10. Lift One iCondominiums
(see att4ched 1istY
2 .
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4.
5.
6.
7 .
8 .
9.
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M 0 U N T A I NED G E
A PRELIMINARY ECONOMIC. IMPACT STUDY
I. Fiscal Impact of Primary Occupants
(1) Number of tourist-oriented accommodation units - 55.
(2) Expected average number of persons per unit 4.
(3) Expected average number of new tourist occupants __
220 i.e. (1) x (2).
(4) Average price per unit
$157,500.
(5) Market value of developed property in 1974 prices
$8,662,500 i.e. (3) x (4)
(6)
Deflate (5) by 14.4% (Stillwater, p. 2.7) to get
market value in 1972 prices -- $7,415,100.
(7)
Taxes generated for general fund
(a) Property taxes. Multiply (6) by assessed
valuation rate (0.2) and by general fund
1972 mill levy {.0036) -- $5,339.
(b) Sales taxes. Multiply (3) by sales tax
revenue per capita ($117.64, Clarendon,
p. 2.7 R) -- $25,881
(c) Other taxes. Multiply (3) by "remainder" taxes
per capita ($60.70, Clarendon, p. 2.17 R)
$13,354
(d) Total general fund revenues, 7(a) + 7(b) +
7(c) -- $44,574
(8)
Gen.eral
capital
p. 2.3)
fund expenditures. Multiply (3) by per
budgeted expenditures ($111.52, Clarendon,
$24,534.
(9) Net impact on General Fund equ~ls 7 (d) - (8),
$20,040
(10) Earmarked revenues generated. Multiply (3) by
expected earmarked revenue per capita ($221.96,
Clarendon, p. 2.17 R)-- $48,831.
,-,
,-,
'Mountainedge; A Preliminary Economic Impact Study, cont'd. -2-
(11) Fiscal impact on Special Districts __
(a)
Revenmes. Multiply (6) by assessed valuation
rate (0.2) and by 1972 total mill levy for _
S.D.'s (.05441, Clarendon, p. 2.19 R)-- $80,691
(b)
Expenditures. Multiply (3) by expenditure per
capita by S.D.'s ($7?,;?5; Clarendon, p. 2.20R)--
$16,027 ' . , '
,
(c)
Net fiscal impact on S.D.'s ll(a) _ ll(b),
$64,664 .
(l~) OveralY fiscAl impact of the 220 new (primaryj
tourist occupan{s, (9) + (10) + ll(c),
General Fund
Earmarked Funds
Special Districts
$ 20,040.'
48,83]/'_
64 ;664~,':
$13'3,535 '"
II. Fiscal Impact of Induced Permanent ,Residents
\
-'.'
(13) Multiply (3) by the ratio of induced permanent
residents to primary tourists (0.5, Clarendon
Addendum, p. 3) to obtain the number of induced
permanent residents -- 110.
(14) Multiply (13) by the proportion of new permanent
residents attracted to the region who take up
. residence in the City (0.4 = 3,139+7,796,
Stillwater, p. l.~The other 0.6 take up
residence in the County). We obtain 44 as the
number of new permanent residents attracted to
the City.
(15) In Pitkin County, there is one non-worker for
every worker (Clarendon Addendum, p. 2). Thus
22 of the new permAnent residenti will be
employed heads of househOlds and 22 not employed.
(16) It is estimated that the average per capita in-
come of each new employed permanent resident in
1972 prices would be $8,000 per annum (Mr. Yank
Mojo, Planning Department).
(17) Multiply (16) by the proportion of income spent
on shelter (0.2, Clarendon, p. 2.10) to obtain
annual expenditures per household for shelter--
$1,600. This is equivalent to $133 per month.
,-,
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.Mountainedge; A Preliminary Economic Impact Stuay, cont'd. -3-
(18) In 1972, local property financing terms were twenty
percent down payment, 8.5 percent interest and 25
years. At that interest rate and over that time
period, a payment of $133 per month will redeem a
loan of $16,500 (approximately). Adding the 20 per-
cent downpaymeDt, the average market value of the
property that would be occupied by each new employed
permanent resident and his dependents would be
$20,625. '
(19) Market value of property occupied in 1972 prices
equals (15) x (18), $453,750.
(20) Taxes generated for General Fund (G.F.) __
(a) Property taxes. Multiply (19) by assessed
valuation rate (0.2) and mill levy (.0036)--
$327.
~
(b) Sales taxes. Multiply (16) successively by
.84, by .S4 and by .8 (Clarendon, p.).lO)
to obtain retail sales taxable purchases in
the City by each new household -- $2,903.
Multiply $2,903 by the County sales tax
rate (.02) and by the City's share (.53) to
obtainthe G.F. sales tax receipts generated
by each new household, $31. In 1972, $7 per
capita of sales taxes was rebated. Thus,
with two-person households $14 must be sub-
tracted to obtain sales tax receipts gener-
ated, $17. Finally, multiply $17 by (15) to
obtain $374.
(c) Other taxes. Multiply (14) by "remainder"
taxes per capita ($60.70, Clarendon, p.
2.l7R) -- $2,671.
(d) Total G.F. revenues, 20{a) + 20(b) + 20(c),
$3,372.
(21) G.F. Expenditures. Multiply (14) by per capita
budgeted expenditures ($111.52, Clarendon, p. 2.3),
$4,907. '
(22) Net impact on G.F. equals 20{d)-(21), -1,535 (~
deficit)
(23) Earmarked revenues generated. Multiply retail
sales taxable purchases in the City, $2,903
from 20(b), by (15) and by .02, equals $1,276.
.
."'"' --
,Mountainedge; A Pre~1minary Economic Impact St~uy, cont'd. -4-
(24) Fiscal impact on S.D.'s __
(a) Revenues. Multiply (19) by assessed valuation
rate (0.2) and by 1972 total mill levy ~or
S.D.'s (.05441, Clarendon, p. 2.l9R)--$4,938.
(b)
Expenditures.
per capita by
p. 2.20 R)
Multiply (14) by expenditure
S.D. 's ($72.85, Clarendon,
$3,205.
(c) Net fiscal impact on S.D.'s 24(a)-24(b), $1,733.
(25) Overall fiscal impact of the 44 induced permanent
residents,
General Fund
Earmarked Funds
Special Districts
$ -1,535
1,276
1,733
$ 1,474
III. Combined Fiscal Impact of Primary Tourist Occupants and
Induced Permanent Residents
(26) Add (12) and (24) __
Primary
Induced
$133,535
1,474
. $135,009
'.
CC: Mr. Yank Mojo
Mr. Larry Simmons
(City Planning Department)
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Barbee Property
County Land
50% Above 8040
50% Below 8040
@ R-15 (No Duplex)
r-.,
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"10
v
DENSITY CALCULATIONS '
Mountain Edge Proposal
,-'
11.8 Acres Total
7.9 Acres
3.95 Acres - 1 Unit
3.95 Acres -/l-~nits '/,,-=
!I'J:3Units ~
Ci ty Land
LOd~t,n9:0_i) /'/~M
@ .5 to 1 FAR =(2Q,500m;, Lodge Rooms
, (rl,Ooo,~ 3-bedroom Uni ts
= 21 Un5ts/63-bedroom
~-~.~..=-
Land
in City 169 ,884~
Lodge 41,000i/! ,
i28,OOO~ ~'
@ R-l~\ (~Plex) =
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3.9 Acres
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TOTA~21 its Lodge
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.
DENSITY CALCULATIONS,
Mountain Edge Proposal
Barbee Property
,t""\
11.8 Acres Total
County Land
50% Above 8040
50% Below 8040
@ R-15 (No Duplex)
7.9 Acres
3.95 Acres - 1 Unit
3.95 Acres - 12 Units
13' Units
City Land
Lodge 41,0001il ,
@ .5 to 1 FAR = 20,500~ Lodge Rooms
@ 1,000~ 3-bedroom Units
= 21 Units/53-bedroom
Land in City 159,884~
Lodge 41,000;Jl
128,0001jl
r @ R-15 (20,000/Duplex) =
[r
(6
3.9 Acres
TOTAL
21 Units
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21 Units Lodge
25 Units R-15
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