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AMENDED ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
FEBRUARY 2001
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1 of 51 R 255.00 D 0.00 N 0.00 PITKIN COUNTY CO
On October 15, 1998 the original Aspen Highland village Planned
Unit Development Guide (PUD Guide) was recorded at reception #
423274. Since the original recordation of the PUD Guide, the City
of Aspen has approved three Aspen Highlands Village PUD amendments.
The three amendments (dated July 6, 2000; July 6, 2000; and June 9,
2000) are included in this amended PUD Guide. The original PUD
Guide follows the amendments.
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LVI
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NOTICE OF APPROVAL
TO: Julie Ann Woods, Community Development Director
FROM: Nick Lelack, Planner
RE: Aspen Highlands Village Planned Unit Development Insubstantial
Amendment to Block A (Thunder Bowl) — Reallocation of Floor Area
Between Lots 8 and 1
DATE: July 6, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Glenn Horn of Davis
Horn Inc. has applied for an Insubstantial Amendment to the Aspen Highlands
Village (AHV) Planned Unit Development (PUD) to reallocate the allowed floor area
between two free market, single family lots in Block A (Thunderbowl). Block A
consists of 12 lots (AHV Lots 1-12), eleven of which were allocated 5,500 square feet
of FAR. In the original PUD only one lot, Lot 7, was allocated 5,000 square feet of
FAR, with the option to increase the FAR to a maximum of 5,500 square feet with a
Transfer Development Right (TDR).
A previous insubstantial PUD amendment exchanged the FAR between Lots 1 and 7.
As a result, Lot 1 was allocated 5,000 square feet of FAR and Lot 7 was allocated
5,500 square feet of FAR.
This request is to exchange the FAR between Lots 1 and 8, restoring that amount of
FAR allocated to Lot 1 to 5,500 square feet, and reducing the FAR allocated to Lot 8
to 5,000 square feet. The Lot 8 owner would have the option to increase the FAR to
c� 5,500 square feet with a TDR. If approved, the result of the two amendments would
g H essentially be a swap in FAR between Lots 7 and 8 with Lot 1 alIocated the FAR as
originally approved in the AHV PUD Guide.
•.d
00
z 49 Community Development staff recommends approval of the requested Insubstantial
Amendment to the Aspen Highlands Village PUD Guide to exchange the allocated
Z FAR between the AHV Lots 1 and 8.
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m APPLICANT: Hines Highlands Limited Partnership
m
m REPRESENTATIVE: Glenn Horn, Davis Horn, Inc.
LOCATION: Aspen Highlands Village PUD
r� "' ZONING: Under Review
o REQUEST: Exchange the allocated FAR between AHV Lots 1 and 8.
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Community Development Director Decision
The Community Development Director finds the Insubstantial Planned Unit Development
Amendment to the Aspen Highlands fllowing ame
ndment dment to the to be PUD Guide ent with the review (1) to
criteria, and hereby approves
reallocate the floor area from Lot 1 (5,000 square feet) to Lot 8, and from Lot 8 (5,50
square feet) to Lot 1, with the following condition:
An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. No permits will be issued to Lots 8 or 1 until the
recordation is completed. The amended PUD Guide shall also include de 1 of the
V PUD amendments approved since the a o1 ,��? '
Attachments:
Exhibit A - Application Packets
APPROVED BY:
ullie Ann Woods
Community Development Director
-.UMMUNIIY r c •=---,4i J Dt & I OR
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DATE:
4-L- -,6 ---
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
)Ienn rn, Davis Horn, Inc., representing Hines Highlands Limited Partnership
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451240 02/08/2001 0s .00 PUD 0 PIT IN
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Date
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1. Block A Lots 1
and 8.
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MEMORANDUM
TO: Julie Ann Woods, Community Development Director
FROM: Nick Lelack, Planner
RE: Aspen Highlands Village High School Lift Towers Insubstantial PUD
Amendment
DATE: June 9, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Davis Horn Inc. and
Kaufman & Peterson have applied for an Insubstantial Amendment to the Aspen
Highlands Village (AHV) Planned Unit Development (PUD) Guide regarding the
height of the high school lift towers. The PUD Guide restricts the height of the lift
towers to 40 feet, and this request is to restrict the height of these towers to 55 feet.
On March 21, 2000, the Aspen Planning and Zoning Commission approved a request
by Zoom Flume, LLC, to increase the height of the high school lift towers in the
Moore Family PUD from 40 feet to 50 feet based on safety issues and reduced site
impacts. Based on the Planning and Zoning Commission's discussion and decision,
Staff is supporting this request to increase the height of the high school lift towers on
AHV lands to a maximum of 55 feet.
Community Development staff recommends approval of the requested Insubstantial
Amendment to the Aspen Highlands Village PUD Guide to increase the maximum
height of the high school lift tower to 55 feet.
APPLICANT: Hines Highlands Limited Partnership
REPRESENTATIVE: Glenn Horn, Davis Horn, Inc.
LOCATION: Aspen Highlands Village PUD
ZONING: Under Review
REQUEST: Page 16 of the AHV PUD Guide states: "All ski lift towers
are limited to a maximum height of 40 feet." This request
is to change 40 feet to 55 feet.
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451240 92/06/2001 09:57A PUD DAVIS
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REVIEW CRITERIA & STAFF FINDINGS
26.445.100 Amendment of PUD development order.
A. PUD Insubstantial Amendments.
An insubstantial amendment to an approved development order for a final
development plan may be authorized by the Community Development
Director. The following shall not be considered an insubstantial amendment:
1. A change in the use or character of the development.
Staff Finding
Staff does not believe increasing the maximum height of the lift tower will change the use
or character of the Aspen Highlands Village PUD (AHV), which was approved as a new
base village for the ski resort.
2. An increase by greater than three (3) percent in the overall coverage of
structures on the land.
Staff Finding
Increasing the lift tower height will not increase the overall coverage of structures on the
land; in fact, the higher towers will alleviate the need for additional towers.
3. Any amendment that substantially increases trip generation rates of the
proposed development, or the demand for public facilities.
Staff Finding
The proposed amendment will not increase trip generation rates of AHV.
4. A reduction by greater than three (3) percent of the approved open
space.
Staff Finding
Open space would not be reduced by increasing the lift tower heights.
5. A reduction by greater than one (1) percent of the off-street parking
and loading space.
Staff Finding
Off-street parking spaces would not be impacted by this amendment.
6. A reduction in required pavement widths or rights -of -way for streets
and easements. j
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Staff Finding 8 of 51 R 255.00 D 0.00 N 0.00 PITKIN COUNTY CO
This standard is not applicable.
7. An increase of greater than two (2) percent in the approved gross
leasable floor area of commercial buildings.
Staff Finding
The proposed amendment does not impact the amount of gross leasable floor area at
AHV .
8. An increase by greater than one (1) percent in the approved residential
density of the development.
Staff Finding
The application does not pertain to residential development.
9. Any change which is inconsistent with a condition or representation of
the project's original approval or which requires granting a variation
from the project's approved use or dimensional requirements.
Staff Finding
Staff believes this change is consistent with the approved AHV PUD Guide, the project's
approved uses, and dimensional requirements.
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451240 02/05/2001 09:57A PUD DAVIS SILVI
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THE ASPEN/PITKIN COUNTY COMMUNITY DEVELOPMENT DIRECTOR
APPROVES THIS INSUBSTANTIAL AMENDMENT TO THE ASPEN
HIGHLANDS PLANNED UNIT DEVELOPMENT TO INCREASE THE
MAXIMUM HEIGHT OF THE SKI LIFT TOWERS FOR THE HIGH SCHOOL
LIFTS TO 55 FEET, with the following conditions:
1. The high school lift towers shall be constructed in conformance with the attached
maps and Construction Management and Safety Plan, and Re -vegetation Plan.
2. An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. The amended PUD Guide shall also include all of the AHV
PUD amendments approved since the adoption of the PUD Guide.
Attachments:
Exhibit A - Application Packet, Letter & Maps
APPROVED BY:
Ju ' Woods
Y*Munity Development Director
DATE:
z
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
Glenn Horn, Davis Horn, Inc., representing Hines Highlands Limited Partnership
Date
445537 08/30/2000 12:58P MEMO DAVIS SILVI
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1.
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ILVI
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NOTICE OF APPROVAL
TO: Julie Ann Woods, Community Development Director
FROM: Nick Lelack, Planner
RE: Aspen Highlands Village Planned Unit Development Insubstantial
Amendments: Floor Area of Affordable Housing Dwelling Units &
Reallocation of Floor Area between Lots 1 and 2 in Block A
(Thunderbowl)
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DATE: July 6, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Glenn Hom of Davis
Horn Inc. has applied for two (2) Insubstantial Amendments to the Aspen Highlands
Village (AHV) Planned Unit Development (PUD).
1. Increased the allocated floor area for affordable housing units from 106,810
square feet to 109,901 square feet.
2. Reallocating the allowed floor area for Lot 1 to 5,000 square feet from 5,500
square feet, and for Lot 7 to 5,500 square feet from 5,000 square feet.
Pitkin County approved the AHV PUD for 22 Category 4 four -bedroom units and one
(1) Category 4 three -bedroom unit in Blocks B, F and G. These blocks are located in
the Thunderbowl and Maroon Neighborhoods. A total of 106,810 square feet of floor
area (FAR) was allocated to affordable housing in the AHV.
The Applicant's first request is to increase the FAR for affordable housing at AHV by
3,091 square feet. If approved, the PUD Guide would be amended to allow 109,901
square feet of FAR for the affordable housing units. The reason for the increase in
FAR is that the architects miscalculated.
The FAR increase is for the units in Blocks B, (Thunderbowl Neighborhood), F and
G (Maroon Creek Neighborhood). These blocks were allocated a total of 38,320
square feet of FAR for affordable housing; the proposal is to increase this allocation
to 41,411 square feet. The remaining 68,490 square feet of FAR allocated for
affordable housing is for Block D (Village Core).
Staff supports this amendment because increasing the floor area of the approved
affordable housing units is consistent with the approved PUD and will enhance the
units' livability.
The second request is to exchange the FAR between two free market, single family
residential lots in Block A (Thunderbowl Neighborhood). Block A consists of 12 lots
(AHV Lots 1-12), eleven of which were allocated 5,500 square feet of FAR. Only
one lot, Lot 7, was allocated 5,000 square feet of FAR. The owner of Lot 7 may
increase the FAR to a maximum of 5,500 square feet if the owner obtains a Transfer
Development Right (TDR).
Specifically, the request is to exchange the FAR for Lots 1 and 7. As a result, Lot 1
would be allocated 5,000 square feet of FAR and Lot 7 would be allocated 5,500
square feet of FAR. The owner of Lot 1 would have the option to increase the FAR
on the site to 5,500 square feet if the owner obtains a TDR.
Staff consulted with Pitkin County Planning Deputy Director Lance Clarke regarding
this request. Mr. Clarke stated that he thought all 12 lots were allocated 5,500 square
feet of FAR; he does not recall any discussion over the reasoning behind allocating
Lot 7 500 square feet less of FAR than the other 11 lots.
Staff supports the proposed amendment. Lot 1, which is located higher on the
mountain in a more visible and environmentally sensitive location than Lot 7, would
be allocated less FAR than Lot 7.
Community Development staff recommends approval of the requested Insubstantial
Amendments to the Aspen Highlands Village PUD Guide to increase the FAR
allocated to affordable housing units to 109,901 square feet, and exchanging the
allocated FAR between the AHV Lots 1 and 7.
APPLICANT: Hines Highlands Limited Partnership
REPRESENTATIVE: Glenn Horn, Davis Hom, Inc.
LOCATION: Aspen Highlands Village PUD
ZONING: Under Review
REQUEST: Increase floor area allocated to affordable housing to
100,901, and exchange the allocated FAR between AHV
Lots 1 and 7.
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COMMUNITY DEVELOPMENT DIRECTOR DECISION
The Community Development Director finds the Insubstantial Planned Unit Development
Amendments to the Aspen Highlands Village PUD to be consistent with the review
criteria, and hereby approves the following amendments to the AHV PUD Guide: (1) to
increase the floor area for affordable housing to 109,901 square feet; and (2) to reallocate
the floor area from Lot 1 (5,500 square feet) to Lot 7, and from Lot 7 (5,000 square feet)
to Lot 1, with the following condition:
1. An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. No permits will be issued to Lots 7 or 1 until the
recordation is completed. The amended PUD Guide shall also include all of the
AHV PUD amendments approved since the adoption of the PUD Guide.
Attachments:
Exhibit A - Application Packets
APPROVED BY:
r
ie Ann Woods
ommunity Development Director
DATE:
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
2 Glenn Horn, Davis Horn, Inc., an, Hines Highlands Limited Partnership
---1 .1 11 1 po
Date
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1. Block A Lots 1
and 2.
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
HINES HIGHLANDS LIMITED PARTNERSHIP
426 E. Main Street
Aspen, Colorado 81611
(970)920-1801
Prepared by:
DAVIS HORN, INC.
pLANNING & REAL ESTATE CONSULTING
215 S. Monarch, Suite 104
Aspen Colorado 81611
(970) 925-6587
ROBERT A.M. STERN ARCHITECTS
426 West 34°i Street
New York, NY
(212) 90-5100
June1998
6@1112 A 1111111 ` 1111111" 111
11
lot 1111mm 42310/1'�/to 01
4993 04:16P PW DAVIS SILVI
274
1 of 4 R 201.00 D 0.00 N 0.00 PITKIN com"IY �0
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
THIS ASPEN HIGHLANDS VILLAGE PLANNED UNIT the NINES HIGHLANDS
day of Cae.sPMENT GUIDE is
c ce 2 1998, Y
made this 1 t~ Y "Declarant").
LIMITED PARTNERSHIP, it,
successors and assigns
RECITALS
WHEREAS, the Declarant is the owner of all the real property
in Pitkin County, Colorado, described in the Aspenighlands
village PUD Final Plat, recorded on b
99s in Plat
Book �'7-- at Page 1 ("Aspen Highlands Vi lage P.U.D. Final
Plat").
WHEREAS, on �1 1997, the Pitkin County Board of County
Commissioners (here Hi Highlands Village "BoarPlanned "Pitkin
t 1Development
he
approved the Aspen ") PUD
(hereinafter "AHV Detailed Submission (Site Specific
ant to the Pitkin County Land Use Code
Development Plan) pursu
(hereinafter "Code"). Section 3-7 of the Code establishes the
Planned Unit Development (hereinafter "PUD") procedure which allows
variance from the strict adherence to area and bulk requirements of
underlying zone districts within a PUD; and
WHEREAS, The County has fully considered and approved the
Detailed Submission, as evidenced by Pitkin County Resolution No.
97-_( J. granting Detailed Submission approval
nds, village ing
approval to the Aspen Highla the Final Plat as evidenced by Pitkin
fully considered and approvedhereafter collectively, the
County Resolution No. 98--2q_
"Development Approvals").
r Declarant hereby submits the Property to is
"PUD
�. NOW, THEREFORE,
r Aspen Highlands
aresvillage
that theaProperty shall at all timesnned Unit Development lbe owned,
�" o Guide") and decl
-A= used or occupied subject to the provisions of this PUD Guide, which
� " provisions shall constitute covenants running with the land,
and
shall be binding upon and inure to the benefit of Pitkin County,
—mod person or legal entity acquiring any
+� and the Declarant, and any
r interest in the Property.
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FURTHER DEVELOPMENT
Future development of the Aspen Highlands Village PUD, except
as permitted herein,or s which
erwise withoutn approval tof 1Pitkin
the
Development Approval is prohibited
County.
423274 10/is/1l08 04:16F' PUD ITKIN SILVCOUNTY CO
2 of 'S2 R 251.00 D 0.00 N 0.00 P
ENFORCEMENT
Each provision of this PUD Guide shall be specifically
the Declarant, its successors and assigns,
and
enforceable by a roceeding for any legal or equitable relief,
Pitkin County by P injunction or action to recover
including prohibitive or mandatory
damages. In the event of any litigation between the parties
involving the interpretation and/or enforcement
of tbe his
entD d Guide,
or any provision hereof, the prevailing party art of the titled t
nt
an award of its costs incurred therein as a part
or stipulated settlement entered in such litigation.
AMENDMENT
The covenants, conditions revoked and restrictions
the contained herein
agreementof the
may be amended, modified, and Pitkin County. No
Declarant, its successors and assigns,
shall be effective without the consent of
amendment or revocation
the Declarant and Pitkin county.
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SEVERABILITY
Invalidity
or unenforceablility of any provision of this PUD
ot affect the validity or enforceaab t ity of Of
Guide, in whole, shall na
any
other provision, or any valid and enforceable p
provision of this PUD Guide.
NOTICE
Any notice permitted or required under this PUD Guide shall If
and delivered either personally or by mail.
in writing, mail, it shall be deemed to have been delivered
delivery is made by has been deposited in the
forty-eight (48) hours after aid,pcertified mail, and addressed
United State mail, postageP P
to the party at their last known address.
IN WITNESS WHEREOF, the Declarant has executed this PUD Guide
as the day and date first above written.
DECLARANT:
HINES HIGHLANDS LIMITED PARTNERSHIP,
a D 1 war m ted partner�hipi `Q 4 � �;,0,,,
8q j SKii/1� co+eaatiow% Q J
By
Clayton Ston ,
1; Fee* lew+
I�� ppVIS SILV
4I
� IV s0pITKIN coLMTY CO
23274
3 of 32 R 251.00 D 0.00 N 0•
ACCEPTED BY:
BOARD OF COUNTY COMMISSIONERS OF
PITKIN COUNTY, COLORADO
By
Dorethea Farris, Chairperson
�f
STATE OF COLORADO i ss.
COUNTY OF PITKIN
The foregoing instrument was
1998
day of of HINES
Delaware limited partnership.
witnes
My cod
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me zni5
11�+� day of (.�C��r � 1998, by Dorethea Farris as CCaOLORADOon
of the BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
acknowledged before me this a
by Clayton Stone,
HIGHLANDS LIMITED PARTNERSHIP, a
and official �seal.
Aires:
ss.
Notary b is
MY COMMISSION EXPIRES:
PITKIN )
,.14W±L"n g,ps my hand and offi 21a os al.
�4�ep�iaission expires:
6 n d
Notary Public
All 1111
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451240 02/05/2001 PITKIN
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I of44 Rao?" 090.00�N19.005PITKIN�000NTYICOI
RESOLUTION NO. S 't!�S
RESOLUTION OF THE BOARD OF COUNTY COMUSSIONERS OF PITRIN
COUNTY, COLORADO, APPROVING THE FIRST AMENDMENT TO THE
ASPEN HIGHLANDLGGE PLANNED AREA I
UNIT T ONSET GUIDE
REGARDING
RECITALS
1. on May 5, 1998 the Board of County Commissioners ("BOCC") of
Pitkin County, Colorado adopted Resolution No. 98-79 granting
Final Plat approvals for the Aspen Highlands Village Planned Unit
Development ("AHV PUD").
2. As part of the Final Plat approval, the BOCC also approved
the Aspen Highlands Village Planned Unit Development Guide ("PUD
Guide"). The PUD Guide was recorded on October 15, 1998 at
Reception No. y.Z 3 4 7 y.
3. The PUD Guide included land use standards and definitions to
be adhered to by property owners in AHV PUD and enforced by the
BOCC.
0 4. In October of 1998, soon after the AHV PUD Guide was
's
recorded, an issue in the AHV PUD Guide regarding Floor Area
JDefinitions needed clarification.
$
5. The issue was the definition of Floor Area in Section IV. of
y .r
N d
g m the AHV PUD Guide.
= 6. The BOCC considered the issue at a regularly scheduled public
�a
n meeting on October 28, 1998.
a the Count staff and
7. After testimony presented by Y
a�
Hines
representatives of the property owner and applicant,
�40 N
� n Highlands. Limited Partnership ("Hines"), the BOCC approved
a
19 H o clarifications to the AHV PUD Guide.
n&
i4 II4*4941tiIIII `I
440a/215/1999 09:31A RESOLUTI DAVIS SILVI
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Resolution No. 98-25Y
Page 2
NOW, THEREFORE, BE IT RESOLVED by the BOCC that it does
hereby approve the First Amendment to the AHV PUD Guide.
1. The following language in Section IV. Definitions, "Floor
Area for R-15,R-30 & AH Zones," Sub -section e. is repealed (page 9
of PUD Guide) .
"e. Garages and carports. Garage and carport Floor
Area shall be exempted up to a maximum of seven
hundred fifty (750) square feet. On a lot which
contains a duplex, garage and carport Floor Area
shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport
space in excess of the exempted areas shall be
included as part of the residential Floor Area
calculation. When a single family or duplex
dwelling exceeds the allowed Floor Area, the
exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt
garage space."
2. The preceding language is replaced with the following
language.
"e. Garages and carports. Garage and carport Floor
Area shall be exempted up to a maximum of seven
hundred fifty (750) square feet. On a lot which
contains a duplex, garage and carport Floor Area
shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport
space in excess of the exempted areas shall be
included as part of the residential Floor Area
calculation."
3. The following language in Section IV. Definitions, "Floor
Area for Multi -family, Townhouse, Non-residential and Mixed Use
Buildings in the AR-1 Zones," Sub -section a.5. is repealed (page
1.0 and 11 "Townhouse Garages, carports and related Storage Area").
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434944 08/25/1999 09:31A RESOLUTI DAVIS SILVI
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Resolution No.98-2�iy
Page 3
"a.S.Townhouse Garages, Carports and Related Storaqe Area.
Garage and carport Floor Area shall be exempted up
to a maximum of seven hundred fifty
(750) square feet per unit. All garage or carport
space in excess of the exempted area shall be
included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed
Floor Area, the exempt garage space shall be
reduced by subtracting the excess Floor Area from
the exempt garage space."
4. The preceding language is replaced with the following
language.
"a.5.Townhouse Garages, Carports and Related Storage Area.
Garage and carport Floor Area shall be exempted up
to a maximum of seven hundred fifty (750) square
feet per unit. All garage or carport space in
excess of the exempted area shall be included as
part of the residential Floor Area calculation. A
dwelling may exceed the allowed Floor Area by up
to three hundred fifteen (315) square feet,
provided that the exempt garage space shall be
reduced by subtracting the excess Floor Area from
the exempt garage space."
APPROVED AND ADOPTED this 28th day of October, 1998.
BOARD OF COUNTY Cobn4lsSIONERS
OF PITKIN COUNTY, COLORADO
ATTEST:
puty Clerk and Recorder
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Dorothea Farris, Chair
DATE: g/va y�9y'
R: q k- a s y
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APPROVED AS TO FORM APPROVED AS TO CONTENT
John Ely
County Attorney
AHV. PGA
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8� q�
Cindy Houben
Community Development
Director
TABLE OF CONTENTS
section
Page
I.
Purpose
1
II.
Pitkin County Land Use Code
2
III.
Land Use Plan
2
IV.
Definitions
2
V.
Area & Bulk Requirements
13
Floor Area
13
Height Limitations
15
Yard and Road Setbacks
16
Driveways
16
Minimum Lot Width
17
Minimum Lot Size
17
Road Retaining Walls
17
VI.
Lighting
17
Sources
17
18
illumination Levels
Source Shielding
18
Source Heights
1s
Illumination Techniques
and Fixture Types
18
Switching and Control
1s
Prohibitions
1s
Conformance, Enforcement and Penalty
19
VII.
Aspen Highlands Village Residential Homesites
Design and Landscape Regulations Guidelines
19
Design Philosophy
19
VIII. Caretaker Dwelling Units
21
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u
LIST OF TABLES
Table Pag•
1 Aspen Highlands Village PUD Guide: Land Use Data 3
2 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area In Village Core
& Townhouse Neighborhoods By Building 13
3 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area By Use 14
AHV.FPT
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LIST OF DRAWINGS
A001 Title Sheet
A005 Village Core Site Plan
L-200 Site Plan
L-201 East Townhouse and Affordable Grading Plan
L-202 Village Core Grading Plan
L-203 West Townhouse and Affordable Housing Grading Plan
L-204 Maroon Neighborhood Grading Plan
L-204A Maroon Neighborhood Building and Activity Envelope
L-205 Thunderbowl Neighborhood Block A Grading Plan
L-205A Thunderbowl Neighborhood Building and Activity Envelope
L-400 Plant List and Planting Details
L-401 Village Planting Plan Part I
L-402 Village Planting Plan Part II
L-403 Village Planting Plan Part III
L-404 Maroon Neighborhood Planting Plan
L-405 Thunderbowl Neighborhood Planting Plan
L-406 Weed Management Plan
L-206 Reconstructed Grade Plan
I IIIIII 11111111111 IIIIII IIIII III IIIIIII III IIIIIII II IIII
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Appendix
September 19, 1997 Memorandum from Graham Wyatt, Architect to
Lance Clarke and Joanna Schaffner
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
I. Purpose
On October 29, 1997 the Pitkin County Board of County Commissioners
(hereinafter the "Board") approved the Aspen Highlands Village
Planned Unit Development (hereinafter "AHV PUD") Detailed
Submission (Site Specific Development Plan) pursuant to the Pitkin
County Land Use Code (the Land Use Code in effect on June 1, 1993,
hereinafter "Code"). Section 3-7 of the Code establishes the
Planned Unit Development (hereinafter "PUD") procedure which allows
variance from the strict adherence to the area and bulk
requirements of underlying zone districts within a PUD.
The County has requested Hines Highlands Limited Partnership
(hereinafter "applicant") and applicant has agreed to prepare the
AHV Planned Unit Development Guide (hereinafter referred to as "PUD
Guide" or "Guide") to be reviewed and adopted in conjunction with
the AHV. The purposes of the Aspen Highlands Village Planned Unit
Development Guide (hereinafter "AHV PUD Guide") are to:
A. Clearly identify area and bulk requirements approved
pursuant to Section 3-7 of the Code.
B. Clearly identify variations from Land Use Code standards
approved during the land use review process.
C. Facilitate the Pitkin County Zoning and Building
Department reviews by establishing approved variations
from typical review standards.
D. Identify standards enforceable by Pitkin County in one
document separate from the Aspen Highlands Village
Protective Covenants.
The Aspen Highlands Village Detailed submission Consolidated Plan
which was approved as part of Detailed Submission included a PUD
Guide. Minor modifications were made to the Guide during the Final
Plat approval process. In the event of discrepancies between the
Detailed Submission PUD Guide and the Final Plat PUD Guide, the
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Final Plat PUD Guide will control.
II. Pitkin County Land Use Code
Aspen Highlands Village PUD has been reviewed based upon the Pitkin
County Land Use Code in effect on June 1, 1993 ("the Code"). Zoning
and building permit reviews for all development in AHV PUD shall be
based upon the Code and Aspen Highlands Village PUD Guide unless
noted that the Code in effect on the date of Detailed Submission
approval (hereinafter referred to as the "New Code") applies.
Board of County Commissioners Resolution 97- provides for the
application of the Code in effect at the time of Site Specific
Development Plan approval to apply to the AHV PUD when the
provisions of the New Code are acceptable to the applicant and the
BOCC.
III. Land Use Plan
Drawing L-200 depicts an overall site plan for Aspen Highlands
Village. All lots and buildings are assigned either numerical or
alphabetical identifiers on the plan to facilitate review. The
Village is divided into three neighborhoods: the Village Core,
Maroon Neighborhood and Thunderbowl Neighborhood. Table 1, Aspen
Highlands Village: Land Use Data describes proposed land uses in
tabular form.
Iv. Definitions
The ARV PUD will be regulated by the general definitions in the
Code in effect on June 1, 1993 unless otherwise noted in the AHV
PUD Guide. In the event of conflict between these definitions, the
Code or the New Code, the definitions contained in this section
shall control.
Accessory Skier Services (ASS) - Such facilities generally
associated with ski area operations including but not limited to
public and employee rest rooms, ski school ticket sales, guest
services, ski patrol, racing program, lift operations and
administration.
Accepted Grade - Grading plans to be implemented in only Blocks A
and G (the Maroon Creek and Thunderbowl Neighborhoods). Refer to
Drawings L-204 and L-205 (Maroon Creek and Thunderbowl Grading
Plans). The maximum height allowed for the single family dwelling
units in Blocks A and G shall be measured from Accepted Grade or
Finished Grade which ever is more restrictive (see definition of
Finished Grade)
2
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TABLE 1
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
LAND USE DATA
Residential & Tourist Accommodation Land Uses
Type of Units Number
-- ----------------------
Free Market*
Thunderbowl (Block A) 5 Bdr. SF 12
Maroon Neighborhood (Block G) 4 Bdr. SF 19
Townhouse (Blocks C & E) 4 Bdr. 32
Subtotal
63
Affordable Housing
Dorms**
38
Category
4
four Bdr.
Sale units
22
Category
4
three Bdr. Sale units
1
Category
3
three Bdr. attached Sale units
28
Category
1
one Bdr.
Sale units
8
Category
1
two Bdr.
Sale units
8
Category
3
one Bdr.
rental units
2
Category
3
two Bdr.
rental units
5
Subtotal
Caretaker Dwelling Units***
112
10
Tourist Accommodation Units**** 73
Commercial Land Uses
Use Non -Exempt Square Feet*****
Restaurant 14,125
Retail 21,600
Accessory Skier Services****** 12,000
Condominium & Meeting Rooms 4,800
Ski Area Storage 2,200
Subtotal 54,725
* Twenty free-market single family dwelling units in the Maroon
and Thunderbowl Neighborhoods (Blocks A & G) will be developed
pursuant to the acquisition of Transferable Development Rights
(TDR's).
** The dorm units will be occupied by Music Associates of Aspen
(MAA) students and employees in the summer with priority given
to Hines, Aspen Highlands Village or Aspen Skiing Company
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employees at other times or in the summer if the dorms are not
filled by MAA students or employees.
*** Caretaker Dwelling Units are defined in the definition section
of the PUD Guide. The procedure for obtaining a caretaker
dwelling unit is explained in Section VIII of the Guide.
**** Tourist Accommodation Units are defined in the definition
section of the PUD Guide.
***** All figures represent Net Leasable Area (NLA) as defined in
the definition section of the PUD Guide.
****** The USFS may use a portion of the Accessory Skier services
space as a visitors center.
Source: Davis Horn Incorporated, April, 1998
AHV.FPT
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Activity Envelope - -Designated areas on the Aspen Highlands Village
PUD Final Plat which may encompass Building Envelopes as defined
herein. Driveways, grading, landscaping and retaining walls are
allowed activities and uses in the Activity Envelope provided that
retaining walls located outside the Building Envelope, but within
the Activity Envelope, shall not exceed six (6) feet in height.
Lots 9 and 10, Block A are an exception; twelve (12) foot retaining
walls may be developed on these Lots within the Activity Envelope.
Stepped -back or terraced wall structures with ample planting
pockets are to be used in other areas where grade changes exceed
six feet. Decorative walls not used for retainage are prohibited
outside Building Envelopes. Berms located outside the Building
Envelope, but within the Activity Envelope, will not exceed a 2:1
slope or three feet in height. The combination of a berm with a
wall or fence on top of it may not exceed a total of six feet in
height.
Aspen Highlands Village PUD - The AHV PUD is a site specific
development plan approved pursuant to Board Resolution 97-
Building Envelope - Building Envelope specifies the boundaries
within which buildings, pools and sheds may be located on a
particular property, as designated on the AHV PUD Final Plat.
Driveways, grading, landscaping and retaining walls may also take
place within the Building Envelope.
Caretaker Dwelling Unit - Caretaker dwelling units located in
Aspen Highlands Village shall comply with the following standards
a. Attached caretaker units may be located in Blocks A or G.
Caretaker units located in Block A shall not exceed seven
hundred (700) square feet of floor area, and caretaker units
located in Block G shall be limited to four hundred (400)
square feet of floor area. Detached caretaker dwelling units
are prohibited.
b. The total floor area of the principal and caretaker unit shall
not exceed the allowable floor area as stipulated in the Aspen
Highlands Village PUD Guide floor area section.
c. There shall be provided one (1) off-street parking space for
the caretaker unit.
d. The applicant shall by deed restriction or other permanent
commitment running with the land, guarantee that the caretaker
unit shall not be required to be rented; not be condominiumized
or sold; not be occupied by owner or spouse; be limited to
occupancy by not more than two (2) adults, and related
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children, who qualify as (and have been found by the Housing
Authority to be) employees of the community under such
guidelines as established from time to time by said Authority;
be rented for terms not less than six (6) months if rented.
The Caretaker Dwelling Unit may be occupied by members of the
immediate family even though they may not qualify as employees
of the community. "Immediate Family" shall mean a person
related by blood or marriage who is a first cousin (or closer
relative) and his or her children.
e. The Caretaker Dwelling Unit restriction may be removed by the
property owner, subject to the requirement that the dwelling is
removed or modified, and verified by the Planning Director. If
modified, the remaining improvements must no longer be capable
of occupancy as a dwelling unit and must meet otherwise
applicable code requirements.
Commercial Space — Commercial Space may include, but is not limited
to, the following uses for which the applicant has obtained either
a commercial Growth Management Quota System (GMQS) allotment or
exemption.
a. Personal Service Outlets such as food stores, drug stores, post
office sub -stations, self-service laundries, dry cleaning
outlets, barber and beauty shops, and liquor stores.
b. Places for retailing of goods.
c. Professional offices.
d. Restaurants and bars.
e. Sporting goods rental and sales stores.
f. Meeting rooms.
The following uses are permitted in the AR-1 zone district, but are
not deemed commercial land uses and do not require GMQS allotments
or exemptions.
a. Facilities accessory to residential and short-term
accommodations including, but not limited to, lobbies and guest
service areas except for uses a-f listed in the previous
listing of uses.
b. Recreational or athletic facilities including, but not limited
to:
1. Health spas, exercise rooms, steam rooms, saunas, massage
rooms, showers;
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2. Swimming pools;
3. Training/work out facilities; and
4. Other recreational/activity facilities.
c. Locker rooms.
d. Resort Service areas not accessible to the general public
including:
I. Locker areas for the Aspen Highlands Ski Area including but
not limited to ski area administration, ski patrol, lift
operations, race crews and ski school.
2. Supervisors offices.
3. Property management functions including but not limited to
property management operations space, transit maintenance
and building maintenance, food and beverage storage,
recycling centers, underground access corridors, trash
areas, linen storage rooms, maid service areas, laundries;
guest storage; storage for condominium unit owners; ski,
snowboard and athletic equipment lockers; loading and
unloading docks, service elevators, trash storage,
maintenance area and storage; and circulation corridors and
elevator areas for the foregoing, snowmobile and snowcat
storage.
4. Employee recreation rooms;
5. Rest rooms for sick or injured skiers, visitors and
employees.
e. Snowmaking facilities.
f. Fire and security operations.
Dormitories - Affordable housing units with shared kitchens and
bathrooms.
Earthtone - A color the same as or closely related to colors which
currently exist in proximity to the AHV site vicinity,
specifically, the color of vegetation, tree bark, earth, rocks and
meadow foliage.
Finished Grade - Those grades generally established on the grading
plan for Aspen Highlands village with the exception of the Blocks
A and G (Thunderbowl and Maroon Creek Neighborhoods). Blocks A and
7
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G shall be graded in general compliance with the Accepted Grading
Plans as depicted by Drawings L-204 and L-205 (Thunderbowl and
Maroon Creek Neighborhoods Grading Plans). Refer to the definition
of Accepted Grade. Lots in Blocks A and G may be further graded
consistent with development activities allowed within Activity and
Building Envelopes. Finished Grade for Blocks A and G will be the
grade established in conjunction with the construction of a single
family dwelling unit or other structure.
Finished Grade for all other Blocks in Aspen Highlands Village and
the lower portion of the Aspen Highlands Ski Area is generally
depicted by the following grading plans.
Blocks B & C (East Townhouses and Affordable Housing) - Drawing
L-201, East Townhouse and Affordable Housing Grading Plan.
Block D - (Village Core and lower portion of Aspen Highlands
Ski Area) - Drawings L-200 and L-202, Site Plan and Village
Core Grading Plan)
Aspen Highlands Ski Area - The lower portion of the Aspen
Highlands Ski Area will be graded as depicted by Drawing L-200,
Site Plan.
Blocks E and F (West Townhouses and Affordable Housing) -
Drawing L-203, West Townhouse and Affordable Housing Grading
Plan.
Gross Leasable Area — Commercial Space is that area measured from
the inside of finished walls.
Floor Area for R-15, R-30, & AH Zones — The sum of the gross
horizontal surfaces of each floor of a building or structure. In
calculating Floor Area, the following applies:
a. General. Floor Area measured for the purposes of determining
allowable Floor Area shall include all area measured from the
outside face of framing or other primary wall members or from
the center line of walls separating adjoining units of a
building or portion thereof. Veneer facades up to eight inches
in thickness shall be excluded from the calculation of Floor
Area; that portion of a facade which exceeds eight inches shall
be included. Fireplaces, elevators, stairs and similar
features are included in the Floor Area on each floor.
b. Roof overhangs and decks. The Floor Area of a building, or
portion thereof, not provided with surrounding exterior walls
shall include the area under the horizontal projection of roofs
or floors, when the roof or floor exceeds five (5) feet. These
architectural projections are exempt for five (5) feet of the
perimeter of each story of the structure. Architectural
projections may project up to ten (10) feet and still be
a
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exempt, so long as the total perimeter space for a floor is
less than or equal to the total area allowed for the five (5)
foot exemption. This exemption cannot be used to transfer
space between floors.
c. Decks, balconies, stairways and similar features. Structures
that exceed thirty (30) inches above Accepted or Finished
Grade, and that are not covered by a roof or architectural
projection from a building, are exempt from Floor Area for up
to fifteen percent (15%) of the maximum Floor Area allowed.
Any areas in excess of fifteen percent (15%) of allowed area
shall be counted toward Floor Area.
d. Spaces below Accepted Grade for principal single family and
duplex residences. Spaces below Accepted Grade, up to a
maximum of twenty (20) feet in depth and which include no more
than a single story, are exempt from Floor Area calculation up
to a maximum of 4,000 square feet of Floor Area. Floor Area
below Accepted Grade which exceeds the 4,000 square foot
exemption provided herein or is more than twenty (20) feet in
depth shall count toward the calculation of allowable Floor
Area. If any part of the below grade space is exposed above
Accepted Grade (such as walk -out basements, walls or courts)
the entire below grade area shall be included in the Floor Area
calculation; except that window wells and egress areas as
required by the Uniform Building Code may be provided without
affecting this exemption. The foundation wall or footing may
be exposed to the minimum degree required to comply with the
Uniform Building Code pertaining to foundation design without
affecting this exemption. Up to ten (10) percent of any
particular below grade wall surface may extend above Accepted
Grade and still be exempt from the calculation of Floor Area so
long as the Finished Grade covers the surface that would
otherwise be exposed. Garages up to seven hundred fifty (750)
square feet may be incorporated into below grade space and
shall not affect this exemption so long as the only sections of
building so exposed are directly related to the garage
structure.
e. Garages and carports. Garage and carport Floor Area shall be
exempted up to a maximum of seven hundred fifty (750) square
feet. On a lot which contains a duplex, garage and carport
Floor Area shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport space in
excess of the exempted areas shall be included as part of the
residential Floor Area calculation. When a single family or
duplex dwelling exceeds the allowed Floor Area, the exempt
garage space shall be reduced by subtracting the excess Floor
Area from the exempt garage space.
f. Crawl space. Crawl spaces shall be exempt from the calculation
of Floor Area, even if exposed above Accepted Grade, so long as
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the height of the crawl space does not exceed five feet six
inches (51611).
g. Attic space. That portion of attic space where the distance
between the floor and ceiling exceeds five feet six inches
(51611) in height shall count as Floor Area.
Floor Area for Multi -family, Townhouse, Non-residential and Mixed
Use Buildings in the AR-1 Zone
a. General. Floor Area, measured for the purposes of determining
allowable Floor Area, shall include all area of each above
grade portion of each floor, measured from the line of the
outside surface of a buildings exterior, primary, wall framing
members, (exterior wall studs) except for the following areas
which shall be exempted:
1. Balconies. Floor Area shall not include balconies, unless
the combined area of all of a building's balconies is
greater than fifteen percent of the Floor Area of the
building. If the combined area of balconies exceeds
fifteen percent (15%) of the Floor Area of the building
(excluding the area of balconies) then only that portion in
excess of fifteen percent (15%) of allowed Floor Area shall
be included within the Floor Area. A balcony shall be
defined as an accessible and occupiable outdoor structure,
appurtenant to a building and far enough above grade that
it is required by the applicable Building Code to be
protected at its perimeter by a guard rail.
2. Loggias, Loading Docks, Ramps to Parking Garages and Port
Cochieres. Floor Area shall not include loggias, loading
docks, ramps to parking garages, port cochieres, or other
unheated, open areas which are adjacent to or below
portions of the building.
3. Vertical Penetrations. All major, Vertical Penetrations
shall be counted only at their lowest level. Major
vertical penetrations consist of stairs, atria, light
wells, multiple -height rooms, elevator shafts, escalator
wells, flues, vertical ducts and the like, and their
enclosing walls. Structural columns, openings for vertical
electric cables or telephone distribution, and openings for
plumbing lines are not considered to be major vertical
penetrations.
4. Crawl Spaces and Roof Spaces. Crawl spaces and roof spaces
shall not be included in Floor Area if they are unoccupied,
unfinished and unaccessible except by a hatch or access
panel of not more than ten (10) square feet
10
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Garage and carport Floor Area shall be exempted up to a
maximum of seven hundred fifty (750) square feet per unit.
All garage or carport space in excess of the exempted area
shall be included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed Floor
Area, the exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt garage
space.
6. Subgrade Space. Subgrade space is that percentage of the
area of a floor which is equal to the percentage of the
length of the building's perimeter wall at which the
adjacent, finished floor is at least six feet (6'-011) below
adjacent, Finished Grade and b) the adjacent, finished
ceiling is not more that six feet (6'-011) above adjacent,
Finished Grade. Subgrade space shall not be included in the
calculation of total Floor Area allowed.
7. Perimeter Wall. The perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on both sides to
subgrade perimeter wall.
Half the length of a perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on one side to subgrade
perimeter wall and on the other side to above grade
perimeter wall.
b. Distribution of Floor Area by use category.
1. Multiple Use Categories on a Floor. For the purposes of
distributing Floor Area among use categories when more than
one use category occurs on the same floor, the area of any
common area shall be prorated among the uses which front on
it and are accessible from it in proportion to the
percentage of each use on the common area. Use categories
which front on the common area but are not accessible from
it and exterior building walls which front on the common
area shall not be included in the distribution of prorated
common area.
2. Distribution of Subgrade space among Use Categories. For
the purpose of distributing subgrade Floor Area among use
categories when more than one use category occurs on the
same floor, the area of the floor which is determined to be
Subgrade shall be prorated among the use categories on the
floor in proportion to the percentage of the subgrade
perimeter wall which fronts on each of the uses.
Full Time Equivalent Employees (FTE) - A person or persons working
2,080 hours per year.
Landscape Zones - Those areas depicted on Aspen Highlands Village
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planting plans depicted by Drawings L-401 (Village Planting Part
I), L-402 (Village Planting Part II), L-403 Village Planting Part
III), L-404 (Maroon Creek Neighborhood Planting) and L-405
(Thunderbowl Neighborhood Planting). All planting shall comply
with the planting plans and the Master Plant List/Planting Details
listed in Drawing L-400 (Master Plant List/Planting Details).
Maroon Creek Neighborhood - The area designated as Block G on the
AHV PUD Final Plat.
Net Leasable Area - Those areas within buildings designed to be
used and occupied for commercial or office purposes, exclusive of
any area dedicated to bathrooms, stairways, circulation corridors,
mechanical areas and storage and areas used solely by tenants on
the site. Net Leasable Area (NLA) is 80 % (percent) of Gross
Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area.
New Code - The Pitkin County Land Use Code adopted on April 26,
1994 as amended.
Old Code - The Pitkin County Land Use Code in effect on June 1,
1993.
Reconstructed Grade - Reconstructed Grade is depicted by Drawing L-
206, Reconstructed Grade Plan. Reconstructed Grade is utilized to
measure the height of all buildings in Block B (Thunderbowl
affordable housing units), Block C (East Townhouses), Block D
(Village Core), Block E (West Townhouses) and Block F (Maroon Creek
affordable housing units with the exception of G & F).
Thunderbowl Neighborhood - The area defined as Block A on the ARV
PUD Final Plat.
Tourist Accommodation Units and Facilities - The tourist
accommodation units are to be used or are intended to be used as
lodging facilities for visitors to the community for compensation,
with or without meals and with common facilities and services.
Common facilities shall include front desk, lobby, lounge, game
rooms and storage. Common facilities and areas shall be
consistently well maintained. Common services shall include
customary on -site management including unit rentals, cleaning,
concierge and local transportation.
An owner shall not occupy his/her unit for their own personal use
for greater than 21 consecutive days during the high season. For
purposes of this definition "high season" shall be defined as from
December 20 through March 18 and June 26 through August 20.
Townhouse Neighborhoods (East and West) - The areas defined as
Blocks C and E on the AHV PUD Final Plat. Prior to the submission
of the Final Plat, Blocks C and E were included in the Village
Core.
Village Core - The area defined as Block D on the AHV PUD Final
Plat. Prior to Final Plat submission, the Village Core encompassed
Blocks C and E (the East and West Townhouse neighborhoods).
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V. Area i Bulk Requirements
The area and bulk requirements described in this section shall
apply to AHV PUD.
Floor Area
a• Village Core - Total non-exempt Floor Area in the Village Core
is limited by Tables 2 and 3. Total Floor Area may not be
exceeded, however there may be minor redistribution between
categories in Table 2 and buildings in Table 3.
b. Townhouses - The free market townhouses are limited to 3,500
square feet of Floor Area per unit as defined under the
definition of Floor Area.
C. Single -Family Dwelling Units - Block A (Thunderbowl) Free -
Market Lots 1, 2, 3, 4, 5, 6, 8, 9, 10, 11 and 12 may be
developed with single-family dwelling units containing up to
5,500 s.f. of Floor Area. All other free market residential
lots in ARV are limited to 5,000 s.f. of Floor Area, but may
increase Floor Area to 5,500 s.f. per lot upon acquisition of
a Transferable Development Right (TDR).
TABLE 2
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA
IN VILLAGE CORE & TOWNHOUSE NEIGHBORHOODS BY BUILDING
BuildingNon-Exempt Floor Area
Square Feet
Townhouse East* 2 56,000 -
3 79,250
4 19,250
5 45,320
6 33,830
7 1,950
8** 18,960
Townhouses West* 99,160
Total 56,000
----------------_ _ _ _ 403,420***
* There are 32 free market townhouse residential units Floor
Area for the townhouses is defined in the definition section.
** Building # 9 identified in the General Submission Plan has
been combined with building # 8.
*** There may be minor redistribution of Floor Area between
buildings, however the total non-exempt Floor Area will not
exceed 403,420 sq.ft.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
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TABLE 3
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA BY USE
IIS•
Non -Exempt Floor Area
Square Feet*
Village Core & Townhouse Neighborhoods
(Blocks C,D & E)
Skier Services
Affordable Housing
12,000
Commercial**
68,490
Townhouses - Residential
48,730
112,000
Condominium & Meeting Rooms
4,800
Ski Area Storage
2,200
Tourist Accommodations
155,200
Sub -total
403,420
Maroon Creek Neighborhood
(Blocks F & G)
Free -Market
104,500
Affordable Housing
13,570
Sub -total
118,070
T-bowl Neighborhood
(Blocks B & A)
Free-market
Affordable Housing
66,000
Sub -total
24,750
90,750
Total
612,240
* Total non-exempt Floor Area will not be exceeded, however
there may be a minor redistribution between categories.
** This table reflects total commercial Floor Area. Net Leasable
Area as defined will be 21,600 s.f. of retail space and 14,125
s.f. of restaurant space.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
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Commercial Space
Commercial Space is limited by the maximum sizes established in
Table 4.
TABLE 4
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
COMMERCIAL SPACE
Space by Type Non -Exempt Square Feet*
Restaurant _ 14,125 _ N_
Retail 21,600
Accessory Skier Services 12,000
Condominium Rooms & Meeting Rooms
Meeting Rooms 4,800
Ski Area Storage 2,200
Total 54,725
* All figures represent Net Leasable Area (NLA). Net Leasable
Area means those areas within buildings which are designed to
be used and occupied for commercial or office purposes,
exclusive of any area dedicated to bathrooms, stairways,
circulation corridors, mechanical areas and storage and areas
used solely by tenants on the site. Net Leasable Area (NLA) is
80 % (percent) of Gross Retail/Commercial Area and 65 %
(percent) of Gross Restaurant Area.
As per Table 9 of the Aspen Highlands General Submission:
Consolidation of Documents and Materials, NIA is .80 of Gross
Retail/Commercial Space and .65 of Gross Restaurant Space.
There is a total of 48,730 square feet of Gross Restaurant and
Retail/Commercial Space.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects,
January, 1998
Height Limitations
The height of all buildings in the Block B (Thunderbowl affordable
housing units), Block C (East Townhouses), Block D (Village Core),
Block E (West Townhouses), and Block F (Maroon Creek affordable
housing units with the exceptions of Lots G & F) are measured from
Drawing L-206, Reconstructed Grade Plan.
The height the free-market single family units in Block A
(Thunderbowl Neighborhood) and Block G (Maroon Creek Neighborhood)
and Block G, Lots G and F (Maroon Creek affordable units) will be
measured from Drawings L-204 and L-205 (Maroon Creek Neighborhood
Grading Plan and Thunderbowl Grading Plans also known as "Accepted
Grade" as defined herein) or Finished Grade which ever is more
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restrictive.
a. Sj-n-qle Familv Dwellinq Units. All single family units are
limited to a maximum height of 28 feet from Accepted Grade or
Finished Grade according to height measurement, methodology in
the Pitkin County Land Use Code.
b, Ski Lift Towers. All ski lift towers are limited to a maximum
height of 40 feet.
C. Village Core (Block D). The maximum heights of buildings in the
Village Core are established in Appendix 1 as approved by the
Board of County Commissioners at Detailed Submission per
Resolution 97-
d. Townhouses (Blocks C & E) The maximum heights of the buildings
In Blocks C & E are twenty-eight (28) feet.
Yard and Road Setbacks
All yard and road setbacks are established by the activity and
building envelopes depicted on the Aspen Highlands Village PUD
Final Plat.
a. Village Core- Block D
1. Buildings 2 - 8 and structures associated with pedestrian
areas and the buildings will be located within the Village
Core Building Envelope as depicted on the Aspen Highlands
Village PUD Final Plat.
2. East and West Townhouses Blocks C & E - The townhouses and
all structures associated with the townhouses will be
located within the Townhouse Building Envelopes as depicted
on Aspen Highlands Village Final Plat. Driveway, sidewalks
landscaping and retaining walls may be located between the
Building Envelope and the adjoining roads.
3. Parking Garage - Setbacks for the parking garage shall be
established by the footprint of the garage as depicted on
Aspen Highlands Village Consolidated Plan Drawing A005,
Village Core Site Plan. Minor footprint variation is
permitted provided the parking garage remains within the,
Drawing A005 (Village Core Site Plan) established the
Building Envelope as depicted on the Plat.
b. Thunde bowl -Neighborhood and Maroon Creek Nei hborhoods Block
A & G. Aspen Highlands Village PUD Final Plat establishes
Activity and Building Envelopes for all the free market and
affordable housing units in the Thunderbowl and Maroon Creek
Neighborhoods. Setbacks are established by the envelopes.
Driveways
Driveways and driveway retaining walls for the sole purpose of
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driveway construction are permitted within Activity Envelopes
between the lot access point and the designated Building Envelopes
and within Building Envelopes. Driveway retaining walls may also
be constructed outside the Activity and Building Envelopes as
depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek
Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan).
In limited instances, Hines Highlands Limited Partnership may
construct a driveway retaining wall outside of Activity Envelopes
which is not depicted on Drawings L-200 (Site Plan), L-204 (Maroon
Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan) when the Pitkin County Engineer determines that the
construction of a retaining wall reduces site impacts.
Minimum Lot Width
Minimum lot width is established as depicted on the Aspen Highlands
Village PUD Final Plat.
Minimum Lot Size
Minimum lot size is established by lot on the Aspen Highlands
Village PUD Final Plat.
Road Retaining Walls
In limited instances, Hines Highlands Limited Partnership may
construct a road retaining wall not depicted on Drawings L-200
(Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L-
205 (Thunderbowl Neighborhood Grading Plan) when the Pitkin County
Engineer determines that the construction of a retaining wall
reduces site impacts.
VI. Lighting
The following lighting standards shall be incorporated in the PUD
Guide. The lighting standards are listed under the following
subheadings:
a. Sources;
b. Illumination Levels;
c. Source Shielding;
d. Source Heights;
e. Illumination Techniques;
f. Switching & Control;
g. Prohibitions; and
h. Conformance, Enforcement and Penalty
a. Sources. The following general lighting source types are
acceptable providing they conform with defined parameters in
regard to lamp color, color rendering ability, and efficacy
(energy efficiency).
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1. Incandescent, including quartz (tungsten -halogen)
2. Fluorescent
3. HID
4. QL (induction lighting)
b. Illumination Levels. Illumination levels shall comply with the
following standards established in the Pitkin County Land Use
Code.
1. Public Parking Lots - from Ofc to .5fc
2. Pedestrian Walkways and Driveways - from .lfc to .5fc
3. Vehicular Intersections - from .5fc to lfc
4. High Activity Pedestrian Areas - from .5fc to lfc
5. Security Areas - from lfc to 2fc
c. Source Shielding. All sources shall be fully shielded, i.e.,
no light shall be emitted above 80 degrees from nadir (straight
down). While this is a general guideline, the location,
context and source will be part of the evaluation to insure
that the lighting solution is in the spirit of these
regulations.
d. Source Heights. The mounted heights of fixtures located in
Block D shall be limited to twenty feet (201) above finished
grade. The mounted heights of fixtures in all other blocks
shall be limited to ten (101) feet above finished grade.
e. Illumination Techniques and Fixture Types.
1. Exterior lighting - house numbers shall be illuminated by
fully shielded source. Landscaping shall be maintained so
house number is visible from road.
2. Security Lighting - shall come from a fully shielded device
providing no more than lfc and mounted no more than ten
feet above the ground.
f. Switching and Control.
1. Security lighting shall be controlled by a motion detector
that limits its duration to five minutes. A panic switch
shall be provided for which will turn the lights on for the
five minute interval. A permanent override shall be
prohibited.
g. prohibitions.
1. No low pressure or standard high pressure sodium lamps. No
mercury vapor lamps.
2. No exterior neon, cold cathode, linear fiber optic sources
or the like.
3. No rear illuminated signs.
4. No lasers or special effects lighting (decorative or
otherwise). Suitable standards for holiday lighting will
be determined.
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5. No uplighting.
6. No sports or recreational lighting.
7. No driveway lighting in the residential areas.
8. No roadway lighting except for safety purposes.
9. No landscape lighting.
h. Conformance. Enforcement and Penaltv. These standards shall
be provided to all residential owners. Lighting systems shall
be reviewed on a periodic basis to assure continuing
compliance. Fines and penalties shall•be formulated for those
in non-compliance.
VII. Aspen Highlands Village Residential Homesites Design and
Landscape Regulations Guidelines
The Aspen Highlands Residential Homesites Design
Guidelines/Regulations direct and control site work and
architectural development within the two residential neighborhoods
(Blocks A and G, Maroon Creek and Thunderbowl) proposed as part of
Aspen Highlands. Many features of these guidelines relate directly
to Pitkin County Building and Zoning regulations but the guidelines
are intended to go far beyond these governmental regulations with
the specific goal of establishing and maintaining a unique and
appropriate architectural and landscape character for the Aspen
Highlands Village.
Design Philosophy
The design of the Aspen Highlands Village development as a whole,
and by extension these guidelines, seeks to create a uniquely
American alpine village close to the City of Aspen, Colorado.
Aspen Highlands Village is conceived of first and foremost as a ski
area village. Aspen Highlands Village favors concentrated density
over sprawl, pedestrians and mass transit over private automobiles,
diversity of uses and social groups over the enforced isolation of
zoned suburbia. The design of the Village Core (Block D) and its
two adjacent neighborhoods relates closely to the best known
European ski villages such as Zermatt, Chamonix and Kitzbuhl -
traditional, alpine villages which existed long before the arrival
of either skis or automobiles. In other respects, however, Aspen
Highlands Village is uniquely American, utilizing architectural
themes from the Hudson River School, the buildings of the
Adirondack Great Camps, the railroad wilderness hotels of Mary
Elizabeth Colter and Gilbert Stanley Underwood and in National Park
Service structures from Mounts Hood and Ranier to Yellowstone,
Yosemite and Zion. The design of the Aspen Highlands Village and
the design guidelines draw from these sources.
Specific architectural manifestations of this design philosophy
will include the following:
Asymmetrical and additive building massing will be favored over
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symmetrical and unified massing;
Buildings will be favored which fit into as opposed to sit on
the landscape - the line between building and site should be
blurred so that the building appears to grow out of its site;
Pitched roofs will be favored over flat roofs, and flat roofs
will not be permitted above a certain percentage of the total
roof area;
The palette of materials, colors and textures used in the
construction of the exterior of a building must be 'local' in
nature, picking up on and reinforcing the palette of materials,
colors and textures found on and around the site; and
The design and detailing of a building should, either literally
or through abstract references, establish a dialogue with the
American Rustic design tradition referred to elsewhere in this
document.
Reflective metal roofs or any other material that tends to
reflect light will be prohibited. The roof materials will be
restricted to blended Earthtone colors.
Specific landscape and site design manifestations of this design
philosophy will include the following:
Site grading, landscaping and site elements such as driveways
and retaining walls should be designed so as to blend with the
surrounding landform;
Wherever possible natural landforms such as graded slopes will
be preferred over manmade forms such as walls;
Landscaping must conform with Drawing L-401.
Existing vegetation should be retained wherever possible (this
is primarily relevant for the Maroon Creek Neighborhood); and
The palette of materials, colors and textures used in the site
should be 'local' in nature, picking up on and reinforcing the
palette of materials, colors and textures found on and around
the site.
Disturbed areas will be revegetated with a planting mixture of
indigenous grasses and wildflowers.
Non -indigenous plant species, with the exception of bluegrass
lawns, particularly invasive grasses shall be prohibited.
No development or clearing of vegetation outside of established
building envelopes, utility corridors or,platted roads will be
permitted.
Planting of indigenous species of plants and trees will be
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permitted outside of building envelopes.
No land forms higher than three feet will be allowed to be
constructed inside building envelopes.
Viii. Caretaker Dwelling Units
Pitkin County approved ten (10) caretaker dwelling units to be
located in Blocks A and G as part of the Aspen Highlands Village
PUD. One caretaker dwelling unit will be located on Lot 3 Block A
and requires no further review.
Hines Highlands Limited Partnership will prepare nine (9),
official, numbered Aspen Highlands Village Caretaker Dwelling Unit
Certificate (s) signed by the Chairperson of the Board of County
Commissioners and notarized prior to the recording of Final Plat.
An owner of any lot in Blocks A and G (except Lot 3, Block A which
is already approved) shall present the Aspen Highlands Village
Caretaker Dwelling Unit Certificate to the Community Development
Department and proof of public notice to construct a caretaker
dwelling unit when he or she applies for a building permit. The
content of the public notice and notice procedure is described
below.
Prior to the application for a building permit to construct a
caretaker dwelling unit, the owner of a lot in Block A or G shall
mail a public notice of his or her intent to utilize a Aspen
Highlands Village Caretaker Dwelling Unit Certificate to construct
a caretaker dwelling unit to all property owners within 300 feet of
the lot on which a caretaker dwelling unit is proposed. The names
and addresses of the property owners shall be obtained from the
latest records of the Pitkin County Assessor. The notice will be
sent by registered mail. The notice shall include the following
information:
1. Lot and Block in Aspen Highlands Village for which the
caretaker dwelling unit is proposed;
2. Name of .the owner of the lot on which the caretaker
dwelling unit is proposed;
3. Explanation that a Aspen Highlands Village Caretaker
Dwelling Unit Certificate will be utilized to build the
caretaker dwelling unit;
4. Confirmation that an objecting neighbor has fifteen (15)
days from the date the notice was postmarked to notify the
Pitkin County Community Development Director by registered
mail of his or her objection.
A property owner receiving the public notice, shall have fifteen
(15) days from the date the notice was postmarked to object to the
construction of the caretaker unit. Any objections shall be made
by sending a registered letter within fifteen (15) days from the
date the public notice was postmarked to the Piktin County
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Community Development Director. In the event the Community
Development Director receives a written objection to the
utilization of a Aspen Highlands Village Caretaker Dwelling Unit
certificate to construct a caretaker dwelling unit, the Community
Development Director will inform the applicant of the objection.
The applicant for the caretaker dwelling unit may then file an
application for a caretaker dwelling unit pursuant to the
procedures in Section 4-40 of the New Code. An objection does not
bar a property owner's right to a caretaker unit, but requires full
requisite Land Use Code review.
AHV.FPU
AHV.FPT
AHV.FP3
AHV.HGT
22
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TO: Lance Clarke, lanaa Se6atriur
Pitkin County Planning Oulu
FROM: Graham S. Wyatt, Robert A.M. Stern Architects
DATE: September 19, 1997
RE: Aspen Highf�nd`yltinve
Building Height Calculations
Building Height Calculations for the proposed Aspen Highlands VIllage are shown on the
attached TABLE 1. All heights are measured in feet. Height is measured from Reconstructed
Grade in accordance with the methodology approved in the General Submission Resolution 96-
14 L The heights shown and calculation methods used are consistent with those presented to the
Pitkin County Planning and Zoning Commission on 4/7/97 and to the Pitkin County Board of
County Commissioners on 7/16/97.
The plan location of each of the Village's "Maximum Height' points (labeled Point A) is shown
on the attached plan ("Aspen Highlands Village Maximum Height Points") as is the
reconstructed grade plan for the village area.
GSW/bjg
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wsN.r@/c1�o..71AZROtrc Sir Toro
ti 39tid : Xtij d-GI96XUA eo l uo>l: QI APPENDIX 1
Aspen Highlands Village
Hines
Robert AM Stern Architects
96027.01
September 24, 1997 -- Original
June, 16, 1998 -- Revised by Davis Horn Incorporated
Table One
Table of Building Heights - Detailed Submission as Modified at
Final Plat
Building Maximum Height Mid. to Ridcre Chimney Height
2
44
8'
8'
3
28'
5'
51
4
36'
5'
7'
5
43'
9'
8'
6
16'
4'
4'
7**
2618 3/4"
11'
8'
8
59'
6'
9'
* Height measured from reconstructed grade in accordance with
methodology approved in the General Submission Resolution 96-141.
The height shown herein and calculation methods are consistent with
those presented to the Pitkin County Planning and Zoning Commission
on 4/7/97 and to the Pitkin County Board of County Commissioners on
7/16/97.
** The Board of County Commissioners approved an increase in the
height of building # 7 from 26' to 26' 8 3/4" during the review of
the final plat.
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Rom-S"VED
UAL, 7Ca _ 14gi
,::
••�
_ SUBDIVISION IMPROVEMIENTS AGREEMENT
FOR THE
ASPEN HIGHLANDS VILLAGE P.U.D.
THIS SUBDIVISION IMPROVEMENTS AGREEMENT ("Agreement"), made
and entered into thi s I� day of 1998, by and between
HIKES HIGHLANDS LIMI=ED PARTNERSHIP, a Delaware limited
partnership (hereinafter referred to as "Owner") and THE 3CARD OF
COUNTY COMMI_SSIONERS of the County of Pitkin, Colorado, as the
governing body of Pitkin County, Colorado (hereinafter referred to
as "BOCC" or "County")-
W I T N E S S B T H
final approval for a Site
A. The Owner has received P
Specific Development Plan from the 3OCC for a subdivision known as
The
Aspen Highlands Village P.U.D., a Planned Community, as set
forth in the Detailed Submission Consolidated Documents,
consisting of:
♦
Thirty-one (31) detached free-market dwelling units;
♦
Thirty-two (32) townhouse free-market residential dwelling
♦
units;
Seventy-three (73) tourist accommodation units;
♦
Thirty-eight (38) dorm units;
(22) Category 4 affordable housing sale units (4
♦
Twenty-two
♦
bedroom);
One (1) Category 4 affordable housing sale unit (3 bedroom)
♦
Twenty-eight (28) Category 3 affordable housing sale units (3
♦
bedroom);
Eight (8) Category 1 affordable housing sale units (1
♦
bedroom);
Eight (8) Category 2 affordable housing sale units (1
♦
bedroom);
Two (2) Category 3 affordable housing rental units (1
♦
bedroom)
Five (5) Category 3 affordable housing rental units (2
bedroom)
♦
Ten (10) Caretaker Dwelling units;
thousand six hundred (21,600) square feet of
♦
Twenty-one
retail space (Net Leaseable Area "NLA");
♦
Fourteen thousand one hundred twenty five (14,125) NLA
♦
restaurant space;
Twelve thousand (12,000) square feet of accessory skier
♦
services (NLA) ;
Four thousand eight hundred (4,800) square feet of
condominium rooms and meeting rooms (NLA);
♦
Two thousand two hundred (2,200) square feet of ski area
♦
storage (NLA) ;
Four hundred fifty (450) parking spaces for the Aspen
♦
Highlands Ski Area; and,
No less than two hundred thirty (230) off-street parking
spaces
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:rel the "Project") on that certain real
(hereinafter collect; Y
property the
"Property^) located in Pitkin County, Colorado, more
The
sipen
particularly described on the Final Plat whiChAplat ,'sghlaedasof
Village ?.U.D. (herein "Subdivision at )
record in Plat Book ,+ ? at ?age in the real property records of
Pitkin County, Colorado. (Since detailed submission, a small
modification has been made to the affordable housing unit mix.
current
This change was approved by the BOCC at final plat.
The ulan shows one hundred Twelve (112) affordable housing units,
housing 267.75 people• This compares to the previous approvals
which contained one hundred eleven (111) affordable housing units,
housing 267.25 people.)
B. The County has fully considered and approved the
Detailed Submission,
as evidenced by Pitkin County Resolution No.
"Granting Detailed Submission, Planned Unit Development,gubdivision, and 1041 Environmental Hazard Review Approval,
Receiver
Condominiumization SPeC°Transferrable Density s
1 Review Approval for the AspenHighlands
Site Approval, and p a
Village PUD Project" (herein the "Resolution" or "Detailed
Submission Approval"), recorded in the real property recordand as
of
Pitkin County, Colorado, at Reception No. 2 �v2 recorded
evidenced by Pitkin County Ordinance Nos.
property records of Pitkin County, Colorado, at
in the real
Reception Nos . �- � �"
C. The County has fully considered the Final Plat of The
Highlands Village P.U.D. as evidenced by Pitkin County
Resolution
on No. 98-_LCL_• granting Final Plat Approval, recorded at
Reception No. Z
D. Subsequent to obtaining approval of the Detailed
Submission and amendments, the name of the mroj Village had beenAll
referred to as "The AspHighlands
references to The Aspen Highlands Base Village P.U.D. or the
"Project" shall mean and refer to "Aspen Highlands Village".
E. This Agreement evidences the owner's agreement to the
ed
conditions cregulatio s the
containedResolutions
thespitkinrCountythe
Land Use
subdivision g
Code.
F. In granting said approval, the County has: (i) fully
considered the proposed development as described in the
ns to
Resolutions aproperties;tl(ip)tfullybenefits
coasidered the requirements of
neighboring oLand Use Code (the "Code") in effect for this
the Pitkin County
Project, and such other laws, rules, and regulations as tsy bemore
applicable; and, (iii) imposed conditions and requ
iremefully set forth in the Resolutions, which conditions and
promote, and
requirements ublicohealtheems safetyeSand welfto aretect, p
enhance t P
iniiNn�mm�i imaui-iwm�IIIINIINII
G. Under the authority of Section 6-4.5 of the Code, the
that the matters here_naiter
County is entt'_ed to assurances
agreed to wi-_, be faithf
ill'ng to ully performed by the owner, its
nto this
successors and ass=gns. The Owner is w
Agreement, and crovide such assurances to the County.
AGREEMENT
NOW, THEREFOR- for good and valuable consideration, it is
agreed by and between the Owner and the 3OCC as follows:
1.
water System. Owner agrees to install,- or guarantees
to
he
installation of a em co
stemctootrrovide,waterwater tservice etoeaspentHighlandsf
Aspen water sys�e P
village, including water service fom to the lot line of each lot in
the Subdivision. Lines shato ll coner yrthe oCity o€the aand
Aspen.
rov
specif�cat_ons _
2. Roads. The Owner agrees to install or guarantees
e with
installation of and arProved by te or the1County sinnthe cAspen cHighlands
plans submitted P
Village P.U.D. Detailed Submission. Roads shall be constructed in
conformance with all requirements set forth in the Detailed
Submission Approval. •
3, Electric Service. Owner agrees to install or guarantees
ic power lines to provide electric service
installation of electr
to Aspen Highlands illawithin ghe SubdivisionlecpOWerslirese to the lot
line of each lot
orm
o the
transformers, anspecifications provided
d installation eof the mtoShall ownercbyfHolytCross
requirements
Electric Association.
4. Telephone Service. Owner agrees to install or
of distguarantees installationribuotP=evideltelephoned
service to
facilities, including pedestals,
Aspen Highlands Village, including telephone service to the lot
line of each
1Subdivision.
1n
and theinstallationofthesame, shall conform line
a
pedestals, a conform to the
requirements and specifications of U.S. West Communications.
S. Natural Gas. Owner agrees to install or gua
rantees
se .
installation of natural gas lines
vice to
Highlands Village, including gas serviceto vtoethsr
elotline of Asp
gas
lot within thesubna specificationslprovidedetosOwnercbyfFQ1T to
the requirement
Energy.
6. Waste Disposal. Owner agrees to install or
guarantees instlSeWage disposal serviceation of waste water Highlandssystems and
lines to provide
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4Z3'71-10/id/.ft M M3�0 Ina PITKINN COUNTY CO
village, including sewage disposal service to the lot line of each
lot within the Subdivision. Waste water collection systems and
lines shall conic-m to the -requirements and specifications
provided to Owner by :he Aspen Consolidated Sanitation District.
7, Underaroundina of Utilities. Owner shall underground
all new utilities in the Project with the exception of required
su_,ace mounted transformers,
andlpressurenaeducision
ng�stations, fire
pedestals, natural gas, p -
hydrants, meters, and similar appurtenances -requiring above -grade
installation. Irrigation, snowmaking, and domestic water pump
stations will -be either sheltered or placed underground.
g, RFTA Payments• Owner shall implement the phasing plan
that clearly identifies the ridership threshold on the existing
Castle/Maroon Roaring Fork Transit Agency (RFTA) route that will
trigger a -requirement for the Owner to make a payment to RFTA for
the purchase and operation of one (1) additional bus on the route.
(See Exhibits "A" and "D")
9, public Trails. Owner agrees to construct or provide
security for the construction of the public trails as included in
Exhibit "A" (the "Project Public Improvements") attached hereto
and made a part hereof, in conformance with Detailed Submission
Ap-provals. Two public trails are to be constructed, one next to
Maroon Creek Road. The cost for this trail is included in Exhibit
"An and Exhibit "E" (the "Maroon Creek Corridor Improvements
Estimate"). The second public trail is shown on the plat as part
of Thunderbowl Lane. It links the Highlands village to the Moore
PUD along Powderbowl Trail. Exhibit "A" includes the construction
of this trail.
10. Traffic and Transit parking_ Plan. The Owner shall
implement a comprehensive traffic/transit/parking monitoring
system plan, which shall include measures to ensure Increased
mitigation actions if monitoring shows that the mitigation plan is
not adequate. The Owner shall administer the monitoring plan
through the conclusion of Phase 4 of the construction, and for
three (3) years thereafter. Annual reports shall be submitted to
the Community Development Department for County and RFTA review.
If traffic impacts exceed traffic projections, additional
mitigation in the form of transit mitigation may be required. The
monitoring system shall address the following issues:
(a) If the trips generated by AHV exceed the
projections contained in the "Revised Maroon Creek Corridor
Detailed Transportation Plan", dated February, 1997, so as to
require mitigation for those additional impacts, additional
the the addiadds based
mitigation required by Owner must be approvedY
upon the recommendations of the Pitki Count Communityeferral (e.g.
Development Department and any appropriate
RFTA and/or Pitkin County Engineering Department).
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423271 10/15/1998 03:53P SUB IMPR DAVIS SILVI
_r ea a M M M a OM N A. w PITKTN CMVfTY Cc
(b) If the trips generated are lower than the
ions contained in the "'devised Maroon Creek Corridor
nrojec�- Plan", dated February, 1997, the Owner
Detailed Transpor=at=on -an
shall be �nt'tled tc_suggest a reduction in the traffic mitigation
programs then being
funded. Such reduction shall be based upon a
finding by the BOCC that the reduction is appropriate; providea,
r shad not be entitled to a refund for any
however that owner
of its=nf=ast=ucture donation described in Paragraph 1
below.
11. Constructioa ?has schedule. The Project Public
Improvements for which the Owner is obligated as identified in
this Agreement shall basin splan1setyforthtincExhibitted or 11"no attached
accordance with the pn g y en Highlands Village
hereto and made a part hereof (the "Asp
") Variat'ons in the
Phasing Plan phasing schedule shall be
order to provide on_ site flexibility in completion
permissible
of the Project Public Improvements.
12. Construction Mana ement Plan. The construction
management plan will be as set forth in Exhibit ,C" attached
t hereof (the "Aspen Highlands Village
hereto and made a par
Construction Management Plan"), and provides for the management of
the staaing
ust control plan
construction traffic aentfandtmateve rials, and public, notification
of construction equipm ublic inconveniences during
plans for road closures or any other p
construction.
Dial-A-Rlde• Owner agrees to implement a
13. Castle Maroon and Dial
"Revised As -Den Highlands villageied
Service Plan" as se forth
winthe
areesetlforthainaExhibit hA". as
n
hich
Exhibit "D the costs
or
vide
install
14. Landsca in tstallationsofolandscaping asdepictedin
security to ensure the. i
the Aspen Highlands village P.U.D. DovementsSubThesOwnershall
specified in the Project Public improvements.
T of all
implement and be responsible for the performance
landscaping associated with Phases 1 througCounty which
to
secured by a bond enforceable by the County completion.
one hundred percent (100%) of the estimated cost of
All plant masathecinitialng hall be
installation.aranowner
er
for two (2) growing seasons after
shall revegetate all
lst Theduareas wit se of invasivelgrassesfshall gbeous
grasses and wildflowers. a weed
prohibited. Owner shall also endows, the firstclevelloflwhich
especially in the wildflower meadows,
shall be non -chemical; provided, however, that chemicals may be
used if non -chemical weed control fails.
us
15. As Built Survey. PUD Plan, Final Plat cation of oor civil ndrawings
the Project as shown ts of
on the
-5-
123271 10� 15/ 199E 03:'S3P sud s PR COUNTY SILVI CO
__ _ .t ms n a " N 0.00 PI
submitted therewith, including but not limited to, utilities,
roads and trail, represents the best planning of Owner as to
where such improvements can and will be built. Actual conditions
relative to construction may require minor deviations or
variations as to the location of such improvements. At such time
as construction of any or all of the Project elements �s cc= fete,
Owner may cause the precise location of such improvements to be
surveyed. Based on such survey, the County Planning Director may
at the request cf Owner approve insubstantial amendments to the
PUD Plan, Final Plat or the civil drawings to correct deviat_ons
in the as -built surveyed location of any such improvements.
16. Financial Assurancas. The Owner shall be responsible for
the construction of the improvements as set Forth in the Project
public Improvements and full compliance of the conditions and
covenants of this Agreement and the Detailed submission Approvals,
including site restoration in the event the work undertaken
pursuant to the earthmovinc permit is not substantially completed.
Owner shall secure the f=nancial assurances required in this
paragraph by obtaining a surety bond in a form approved by the
County Attorney. The Project Public Improvements shall include
t.`_ose items set forth on exhibit "A". If a metropolitan district
is formed, the assessments shall be based on assessed valuation.
Installation of landscaping will not be funded by the special
metropolitan district.
(a) No Security for any Project Public Improvements
shall be required from Owner until issuance of the first building,
excavation, demolition or grading permits for any of the Project.
Upon the issuance of the first excavation, demolition or grading
permits for any of the Project, Owner shall, as to the Project
public Improvements, provide security adequate to assure the
substantial completion thereof generally in accordance with the
Phasing Schedule. For example, if the cost of completion for thine
first phase is $500,000,00, then the Securitymay
be obtainedsuch amount, and so forth, for each phase.
(b) As the improvements required by this Agreement are
substantially completed, the County Engineer or County Director of
Public Works shall inspect the work within thirty (30) days of
written request made to the Public Works Department and the Pitkin
County Attorney's Office, and on reasonable acceptance of the
improvements by the County Engineer or County Director of Public
Works, the Pitkin County Attorney shall authorize the immediate
release of the security. By "substantially completed" the parties
mean construction that is essentially complete other than 'punch
list" type work for which the County may require continuing
security.
(c) Partial Releases of the security may be requested
by Owner utilizing the same procedure set forth above and subject
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4Z3271 19/13/1998 03:53P SUB IMPR DAVIS SILVI
8 of 30 R 0.00 0 0.00 N 0.00 PITKIN COUNTY CO
sat;sfactory partial completion of the
to establishing - �releases shall be =ranted.
improvements, such part -al -
hi_-or�y-'ive (45) days of
Failure to respond ;J1�_
(d) ease shall ccnstitute
any request -or partial or final release t• Engineer or
acceptance of the improvements by the Pit={in County 9
pitk D�rector of public wor.cs and release or partial
Pitkin County = � ranted.
release of the security shall be g
(e) Owne r tay
cause a Special :der=cpO1_tan District _o
be formed for purposes of financing and maintenance of all or part
of the construction of the Project Public Improvements. If such
district is formed, then at the time the district obtains funding
suf4_icient for the
from the sale of bonds
o othersourmprovemeces nts, owner shall be
construction of the 7 , os an equivalent amount of
entitled to a release from the County _ with
Security provided ,._tee County Project pub ictTmprovementstcompleted
County's ability to have the Project Attorney is not
in the event of owner's default. If the County by the
satisfied as required here=ntheh�ork-willlnotsecurity
re leasedduntil
Owner for the completion o 30 of this agreement. The
there is compliance with Paragraph
agrees that it will not oppose the formation of a special
County g r;ct for the purposes set forth herein.
improvement dist--
17. Maroon Creek Road Hi hwa 82 Intersection. Upon
recordation of the Final Plat, the Owner shall escrow Sic Hundred
which must be used for
Fifty Thousand Dollars ($650,long'
infrastructure 2 ntersectionland Maroonthe rCreek YRoadcasThe cost
Creek/Highway S2 in
projections for these improvemerovementstdescribed onrExhibitxhEand the
ns are setbit nE in
County may use the rem
Owner will make the imp
aining funds for other improvements wit
the Maroon Creek corridor,
Lersectionnclusive oThehowner shall e Maroon enot ebetle
Creek/State Highway 82 -n roposed improvements
responsible for any additional cost of these P 650,00.00) provided
above the Six Hundred Fifty
ywThoner sand1)contollaribute Three Hundred
herein. In addition, 350,000.00) for long-range improvements
Fifty Thousand Dollars ($ art of the Entrance to Aspen
to the Castle/Maroon intersection as p
FEIS.
is. Im rovement Maintenance A reement'ntaccordance with
Section 6-4.5(b) of the Code, Owner shall, Priorlots within the
he
single family
conveyance, sale or transfer of any
or its assigns of
Project (excepting transfers by provide for
ranting of liens to lenders), p
undeveloped lots or the g es'
maintenance by the Aspen Highlands village P.U.D. homeowners`
Special Metropolitan District in perpetuity
association or other Sp on improvements not accepted for dedication by
of all Project commproviders.
the County or the utility p
i ink nw nail 81n uu i1 uu10 71 rt15m1i
19. Certificates of occupancy. Once a bond has been posted
with the County to cover the cost of the Affordable Housing Units
in 3locks B, F, and G, and Affordable Housing Jnits in Block D,
Building 3, all Free -Market Units in the Single =amily and
Townhcmes shall be entitled to Cert�f�cates of Occupt�c�obtain7act
to satisfaction of all other requirements necessary
Certificate of Occupancy. In the event Certi-icates of Occupancy
have not been issued for the AffordbylDece?nberHousing
lJn2ool theBlocks
County
F, and G, and Block D, Building 3,
may pursue the remedies provided for in Paragraph 25 hereof.
Fsuildings 2, 4, 5, and 8, Block D, contain mixed land uses,
including Affordable housing Units. Certificates of Occupancy
shall not be issued for free market spaces in these buildings
until Certificates Units inthecorresponding
of Vancy have been ed for the
building. Nothing
Affordable Housing
in this Paragraph shall prevent Owner from obtaining demolition,
foundation, building permits, or any other
grading, excavation,
permits for the Project.
20. Execution of Final Plat. The Owner's obligations
to
on
construct the improvements hereunder are xpcontingent g t
L.
the owners'
PitkindCounty,real roperty
fColorado, andaon1thehBOCC's approval of
records of
the Final Plat. •
21. Vested Rights. The BOCC has considered the needs of
nd has determined pursuant to C.R.S.
both the County and Owner, a
§24-68-101 et -sea- that the Phasing Schedule shall, for the
ovedime
amendments thereto approved Y
periods set forth therein, or any
the County or Planning Director, constitute an extension of the
vested property rights appurtenant to the Property for five (5)
completion of Phase 1, as defined in Exhibit "B", the
years. Upon
s shall be deemed vested in perpetuity.
Development Approval
22. Covenants Runninc With Land. All covenants,
restrictions, conditions and obligations containedherein
eland
etho
r on
the Final Plat are and shall be covenants running ,,,�
and shall at
and bind and inure to the benefit of the Owner
and the BOCC, and their respective grantees, successors and
assigns.
23. Bulk Sale. In the event Owner does not develop the
Subdivision, Owner may sell all or a portion of the Subdivision in
bulk to a third party who shall develop the Subdivision, or
portions thereof, including the construction of the improvements
contemplated hereunder, in accordance with and subject to the
provisions of this Agreement. Upon such a bulk sale to a third
party, Owner shall be automatically released of all liability and
obligations under the terms of this Agreement, provided such
subsequent owner will be bound by the provisions of this
Agreement.
ii� ii�niiiimuoiuimtuhuiu
er
ay
24 . pssi nmant of t`IietPrcpert�dtobaithird party�whomshall
assign its interest in including the
the property or portions thereof,
develop - Project public improvements contemplated
ccnszruction of she
hereunder, in accordance with and subject to the provisions of
this Agreement. Owner may also assign certain of its obligations
one or more special districts or homeowners
hereunder to any be formed for purposes of performing suca.
associations to
obligations.
Remedias of count�L. In the event Owner shall fail to
25' improvements for which it s
construct the Project Public
responsible under this Agreement in accordance with plans and/or
specifications appearing in e the drawings approved by the County,
ect
and within the schedulethe
set for the County shalloprovidenowner of awithra7notice
Public Improvements, ether with
compliance ("Notice of Non -Compliance") tog r
rthe
non -comp period of ninety (9o) days after the receipt by dune_
right for a
of such notice for owner p=ovided,such
however,ctheliance or
Cwner mayschedule a
hearing with the BOCC. Project
reasonably modify the schedule for construe -ion of any 7
Public improvements by providing written nccice to the County.
eci==c
The Notice of NoneCCmo=rested ince all order tode a curelthe non-compliance.
deficiencies to b given prior •to the
If Owner, by written notice to the County
to cure then as soon
Non -
expiration of the mwhether orsnotet fardefaultth in rexistsCe o
on-
Compliance, disputesperiod,
the BOCC shall'
as practical within said ninety (9o) day p _
conduct a hearing (the `ion -Compliance Hearing") to determine
whether or not a default exists. At such hearing, owner
Should the
present any evidence relevant to the allof aeg
BOCC determine at the hearing that a default exists, then Owner
shall have ninety (90) days from the date of the heng..ing fiatlthe
which to correct the deficiencies, weather permitting.
expiration of said ninety (90) day time period, Owner is
proceeding with due diligenceriodto cshall �behextended
permitting, deficiencies
longas
P then said time p
with due diligence to correctsue
Owner shall continue to proceed
deficiencies.
(a) If Owner shall fail or refuse to cure the
deficiencies identified in evenwithin the
teNotice of a Non -Compliance Hearing eshall occur
time provided or in the e
exists and ninety (90) days
where the BOCC determines a
from the date of the hearing deoTaalny extension thereof shall pass
cured, then at any time thereafter
without the deficiencies beingcured,
to draw on said Security to
the County shall have the rig
correct the deficiencies. Owner shall result in any
(b) No default hereunder by rect ovals as described in
on
f the
the Resolutions. revocation or termonce 1the ofinancial �assurances required by this
Agreement have been released, the County specifically waives any
i iimi qi� HIMME 111111111111111111111 IN 1111
right it may have to object to the Project Public Improvements or
to require the Owner to perform additional work, notwithstanding
guarantees and warranties.
(c) In the event the County draws on the securit-y to
it shall make a good faith effort to correct
correct deficiencies,
lete the Project in accordance with
the deficiencies and comp
approved plans and specifications; provided, however, the County
will not be liable to the Declarant, its successors and assigns,
including individual lot owners, for the County's failure to
correct the deficiencies or properly complete the Project. The
County shall be obligated to make a good --faith effort to complete
the project, provided that the County may decide to only secure
public health, safety, and welfare. In such evert,
the County may
only draw an the bond in an amount necessary to complete said work
in as economical and efficient a manner as possible.
(d) Nothing contained in this agreement shall limit
other remedies available to Pitkin County under Colorado law.
26. Entira�eement. This agreement constitutes the
full and complete agreement of the Owner and the BOCC, and may not
be modified except by a written agreement duly executed by all
parties.
27. Notices. Notices as desired or required hereunder shall
be in writing and deemed effective from and after the Axpiration
of three (3) days after it is deposited in the United States Mail,
postage prepaid, certified, return receipt requested, or by
courier (overnight service) to the addresses set forth herein.
Notices may be hand delivered, and shall be deemed effective on
delivery.
If to Pitkin Count: If to Owner:
Board of County Commissioners c/o Bob Daniel
C/o Pitkin County Manager Hines Highlands Limited
Pitkin County Courthouse Partnership
506 East Main Street 426 E. Main St.
Aspen, CO 81611 Aspen, CO 81611
With a Copy to
John M. Ely
Pitkin County Attorney
530 East Main Street
Aspen, CO 81611
With a Copy to:
Gideon Kaufman, Esq.
Kaufman & Peterson
315 E. Hyman. #305
Aspen, CO 81611
The parties to this Agreement shall have the right from time
to time to change their respective addresses, and each shall have
the right to specify as its address any other address within the
United States by at least ten (10) days written notice to the
other party as provided in this paragraph.
28. Captions. Titles or captions of paragraphs contained in
this Agreement are inserted only as a matter of convenience and
-10-
IIlllll I1111Illlll Illlll llll 1111 II11111111 SUS I11rR DAVIS III Illl
423271 19/15/1998 03:331'
is sf 30 R 0.00 0 0.00 H 0.00 PITKIN COUNTY CO
for reference, and in no way define, limit, extend, or describe
the scope of this Agreement or the intent of any portions hereof.
29. Can_ z ibis Agreement is _m ended to amplify and
carry out certain �ofrthe provisions of the Resolutions. In the
event or any cc
between the provisions of this Agreement and
the Resolutions, the provisions of this Ag
vern andeement controlhall, to the
fullest extent permitted by law,
30. Force Yaleure/Delay Days Extension. In the event that
er
Owner shall be delayed or hindoieanyrom sumseduerornprovaidinghis
any
Agreement (other than payment
Security) by reason of natural disaster, weather or seasonal
conditions, labor troubles, inability to procure materials,
failure of power or other utilities, war_ or other reasons beyond
its control, then the period for the performance hereunder shall
be extended for a per1Da squiva ithinof delay
othirtye(30the a daysuch followingor
hindrance (the Delay Y the end of each calendar yearDelay Da sor o_claimed for theer lcalendar year
County in writing of any Y Y
or other period.
31. Releases. From time to time, Owner shall have the right
to obtain from the County, in recordable form, partial releases
from its obligations under this Agreement where such obligations
have been fully performed or are no longer applicable. When all
the obligations of Owner hereunder have been performed or are no
longer applicable, the parties shall, at the request of Owner and
in recordable form, enter into a full release (and termination) of
this entire Agreement.
32. Further Assurances. Each of the parties agree to
d deliver such further instruments,
execute, acknowledge, an
documents, or certificates, and to do all things and acts as the
other party may reasonably require in order to carry out the
intentions of this Agreement and the transactions contemplated
hereby.
33. Construction. No provision of this Agreement shall be
construed against or interpreted to the disadvantage of any party
by reason of such party having or being deemed to have requested,
drafted, required, or structured such provision.
34. Prevailing Party. In the event of any action for breach
of, to enforce the provisions of, or otherwise involving this
Agreement, the court in such action shall award a reasonable sum
as attorneys' fees to the party who, in light of the issues
litigated and the court Is decision on those issues, was the
prevailing party in the action.
-11-
i I11111 lilllIIIIII IIIIII Iill Illl IIIIIII III Bill Ill IN
` 42;,271 10/15/1M 03:33P SUB IMPR ORVIS SILVI
44 _e Zia a a MM a 0.02 N 0.M PITKIN COUNTY CO
35. Clsr==a1 Jr`Ors' In the event any clerical,
administrative or other errors are TOund in this Agreement or any
in
legal descriptions or,Othe�hexPart ests nagree torpromptlyeexecutevent y
exhibit shall be Missing,
ac'.snowledge, initial and/or deliver, as necessary, any
documentation in oiteroroto correct
providehanyrmiss�ng exhibitt,
description, exhibit,
36. gsto el Certificate. From time to time, Owner shall
right to obtain from the County, an estoppel certificate
have the rig b the County Attorney) shall certify to
whereby the County (by
Owe,- or another party designated by Owner such as a construction
lender, that at the time of thef such of Non
and
except as otherwise noted r_ement is
Compliance has been given to the County; (ii) this A reemewledge
in full force and effect; and, (iii) the e part of Owner, nor
default under this Agreement an the p
o= any have knowledge of the existence of any
does the County d give
passage of time woule rise to
circumstances which with the p
such default. In addition, the certificate shall provide such
requesting the
other information as Owner, or any other party Agreement. The
same, shall reasonably require relative to this
issuance of such certificate shall not be unreasonably withheld
or delayed by the County.
IN WITNESS WHEREOF, the parties have executed this Agreement
as of the day and year first written above.
BOARD OF COUNTY COMMISSIONERS
OF PIT COUNTY, COLORADO
BY' airperson
orothea Farris,
ATTEST : �e`�
B
OWNER:
APPROVED AS TO FORM:
By j
John M. Ely, ttorney
HINTsS HIGHLANDS L3XlTBD
pARTNERSHIp, a Delaware limited partnership, by ASPEN
HIGHLANDS SKIING CORPORATION,
a Delaware corporation, its
Ge 1 Pa. ner
Byto" 111111111111111111111111
\
4Z3271 10/19/199d 03i53P SU8 IMPR DAVIS
vice p S� � 12 of 30 R 0.00 D 0.00 N 0.90 PITKIN COUNTY cc
-1.
STAGE OF COLORADO
COUNTY OF PI=KIN
The foregoing
day of '
the BOARD OF COUNT`'
mY han
�a •� `�� sion
Cj
71-0
'�./y3n'•y,�,•
STATE OF
COUNT'_OF
The foregoing
day of n
of ASPEN HIGHLA"'MS
a
ral Partner
ss. .
}
instrument was acknowledged be*ore me this 1�
1998, by Dorothea Farris, as Chairperson of
COMMISSIONERS OF PITKTN COUNT`_-, COLORADO.
d and of=ic al, seal.
expires:
Notary Public
ss.
}
instrument was ac'.tnowledged before me this
13
1998, by as
SKIING CORPORATION, a Delaware corporation, as
of HIKES HIGHLANDS LIMITED PARTNERSHIP, a
Gene
Delaware limited part�ershin.
��+ + d and official seal.
Witness No Aw,,
My c , c�ires
..UB��tl�,`` Notary P lic
COMMISSIONMy )gcemoor 4. EXPIRES:
g
IIIM 111111111111111111111111111111111111111INI
C:\clients\HINES\subdivision imp agr-clean
-13-
LIST OF MIBITS
Exhibit A - Project Public Improvements
Exhibit B - Aspen Highlands village Phasing Plan
Exh
ibit C - Aspen Highlands Village Construction Management Plan
Exhibit D - Revised Aspen Highlands Village Castle Maroon and
Dial -a -Ride service Plan
Exhibit E - Maroon Creek Corridor Improvements Estimate
niiieiwhu���uwu�►�a�nu
-14-
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8Y.7 m ��$$�A �r�25o2S.g.x,252S.252S.25.� 11•o a�� o: 2 Y
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Illilittl lllltt iltl Iilllttlttl ill I l lttlll tt
423271 18/ib/1998 03:S3P SUB II?"DAVtllltt Illllt
15 of 30 R 6.00 O 0.00 N 0.00 PI?KIN COUNTY CO
0
w
3
0
Summary
I Hill Hill HIM 111111 HE ill 111111111111111111111
423271 10/15/1998 03:33P SUB IMPR DAVIS SILYI
is of 30 R 0.00 D 0.08 N 0-M PITKIN COUNTY 00
Page 1
Entrance and Day Skier Parking
11111111111111111111111111111111111111111111111 H
423271 10/15/1998 03:53P SUB IMPR DAVIS SILYI
17 of 30 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CC
Page 1
Village Care Area
Aspen Highlands Village
I
1Peepared January 1998
Landscaae Cost Estimate
I
Village Core !
I
!
Quantity 1 Size
Descriotion
Unit
Total
10 1 LOFT
I Spruce
j S
449.08 ; S
4,490.80
5 1 14FT
I Spruce
S
788.31 S
3.941.M
1 16FT
I Spruce
S
1,138.15 ; S
5,690 15
2 1
I Spruce
S
1.651.85 1 S
3,303.70
1
rig5
I Spruce
! S
3,520.62 ' S
3,520.62
I
3 ! 2" cal.
Aspen NG
$
199.96 i S
599.88
57 1 3" cal.
1 As= NG
I S
287.65 i S
16,396.05
8 1 3" cal.
Street Trees
! S
312.23 1 S
2,497.84
I
132 5 Gal.
! Deciduous Shrubs
S
23.48 S
3,759.36
2,700 1 1 Gal.
Perennials
S
8.77 1 S
23,679.00
I
I
I
!
12,000 1 SF
I Bluegrass Sod
j S
0.65 1 S
7,800.00
21,000 1 SF
j Low Grass Seed
I S
0.16 1 S
3,360.00
I
I
1
220 1 TON
I River Bouider
S
63.12 1 S
13,886.40
1,585 1 SFF
i Planter Wall Con
S
44.33 1 S
70,263.05
2,520 1 SFF
1 Planter Wall Dry
S
27.37 1 S
68,972.40
j
607 ' CY
Topsoil
; S
41.58 j S
25,239.06
6,500 1 SF
Fine Grade
S
0.06 S
390.00
600 I LF
j Steel Edger 41n.
I S
1.67 I. S
1,002.00
50 ; CY
I Mulch
S
31.71 i S
1,583.50
1 1 LS
Irrigation
j S
28,883.89 1 S
28,888.99
1
S
289.266.95
I
Based on Robert A. Stern Architects
L201 and L201.3 dated 1.20-98
1
111111111111 HIM 11111111111111111111111111 HIM III IN
423271 10/15/1998 03:".l3P SUB I?M DAVIS SILVI
18 of 30 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CO
Page 1
Thunderbowl Neighborhood
Village l
Estimate ;eighborhoodjSize
_
Prepared January 1998
M:nHighlands
Description
04ft Spruce
Unit
S
Total
145.04 I S1,450.40
06ft Spruce
S
208.151 S
5.203.75
i 08ft Spruce
S
312.23 S
7.305.75
25 loft Spruce
S
349.08 S
ll.�?7.D0
25 I 22ft Spruce
i S
569.54 ', $
14.238.50
12 Wit Spruce
S
788.31 S
9,459.72
5 1 16ft Spruce
S
1,138.15 I S
5,690.75
i i
I
150 1 5 Gal. I Aspen
I S
26.84 t S
4,026.00
100 1 7 Gal. Aspen
S
52.04 S
504.00
75 11.5" Cal. 1 Aspen NG
S
136.85 i S
10,263.75
ZO 2.5" Cal. j Aspen NG
S
232.73 ! S
4,654.60
100 j 2" Cal. Aspen NG
� S
199.96 i S
19,996.D0
10 ! 3" Cal. Aspcn NG
S
287.85 I S
2,87850
146,400 1 SF
j Wildflower Seed
I S
0.13 S
19,032.00
277,400 1 SF
Native Seed
S
0.08 1 S
Il
22,192.00
�Driprrigation
1�LS
!
, S
I
16,666.67 S
S
16,666.67
159.989.39
111111111% 111111111111111111111111111 Ill 111111111111
423271 10/ld/199S 03:Wp So It"
19 of 30 R 0.00 0 0.00 N 0.00 PITKIH CaL1N7'( CO
Page 1
Maroon Neighborhood
111111111111111111111111 LVI
RN W IIN� 11111111111 IN
Page 1
Affordable Housing
r
s Village (Prepared January 1998
Estimate
ing
eDescription IUnit Total
;Housing Unit Allowance S 6,312.79 I S 145,194.17
, s crPrn architects Dian reduction L401.3
11111111111111111111111111111III 1111111111111111111 IN
4Z3271 10/15/IM 03a03P SUB Ip"
21 of 30 R 0.00 0 0.00 N 0.00 PITKIN COUNTY CC
Page 1
Ski Run Reveg. and Weed Control
ds Village
P
Jammry 1998
Estimaution
F
I
I
Qnanrity I Size I Descriutilm
4.891Ac= Imalch a ast- Grasses
! Unit
I S
Total
3,500.00 1 S 17,115.00
Not incimg unport tonsoii
I
I
541Acre Weed mans ement Prop= dunng consm=on
i .S
200.00 1 S 64,800.00
I Thistle and weed control by mrav or other means
I
I i4 Acres for thr= vears. twice her year
1
1111111 �i wm �n iO3:� uu HIM 111111111111 IMPR uu
Page 1
-71
LW
88.9 m a go's a
iCg VM/21/0 SLECZIF
IlA'nl ZIAW UK' " 4='
am
�.1,. L_ . T C:._
Aspen Highlands Village
Final Construction Management Plan
Revised October 5, 1998
Overview
This Construction Management Plan has been revised to reflect the comments and feedback
received from the County Engineer, Bud Eylar, at the annual pre -construction meeting held on
April 23, 1998. As agreed to at the meeting, this plan is intended to serve as:
• A vehicle of cooperative understandings between the Developer and the County, to
be modified and amended (with mutual agreement from both parties) as required
• A source of ongoiong communication with the County's Public Works/Road &
Bridge Department in an effort to keep the County informed of construction
activities, work progress, and to keep an open dialogue regarding construction issues
that effect the community
• An amended and approved plan for the 1998 construction schedule.
The County and the Developer reserve the right to make reasonable changes (with mutual
agreement form both parties) to the plan as needed.
In preparing the procedures and measures to be incorporated in the construction process for the
Aspen Highlands Base Village, it is important to understand both the goals of such programs and
the practical realities of the construction process. Our intent is to minimize impacts associated
with the construction of the Aspen Highlands Base Village improvements while allowing work to
proceed in such a manner as to avoid prolonging the construction period.
Travel Demand Measures (TDM) are most often thought of when discussing the progress of an
existing development or how to deal with potential impacts from a future devciopment. The
concept of utilizing TDM as a part of the construction and development process is a unique idea.
Typically, TDM will principally deal with mass transit incentives and auto disincentives.
However, other ideas have been investigated relative to TDM and the construction process.
Outlined below are several measures the project proposes to implement as a part of the
construction process.
Travel Demand and Traffic Control Measures
The following Traffic Control Plan has been presented and approved by the County Engineer. It
will be self -performed by Gould Construction with their certified staff.
During the construction of the Aspen Highlands Base Village the following TDM and Traffic
Control program will be in effect:
• Delivery of construction raw materials will be prohibited during the peak traffic periods.
This will limit such delivery access to Aspen Highlands Base Village from 8:OOam to 8:30am
and from 2:50pm to 3:30pm. The exception to this will be scheduled concrete pours that are
time -sensitive due to the quantity of concrete being placed or poured at one time.
• A public notification process through the local papers will be established. Pitkin County has
authorized a courtesy sign at the Maroon Creek/Hwy 82 intersection.
• Speed limits for tandem axle and larger vehicles will be posted at 20 mph at all times.
• General Contractor acknowledges that County Road 19, McClain Flats Road, is posted for a
20-Ton Weight Limit. The General Contractor shall notify all contractors/sub-contractors
IIIIII 11111 II{til IIIIl1 Illl Illl Iillll{ Ill IIIIIII Il IlII
423271 10/15/1998 03:33P SUB INPR DAMS SILYI
24 of 30 R 0.00 0 0.00 N 0.00 PITKIN COUNTY CO
involved in this project with this information. The County shall strictly enforce the Weight
Lixaits on cizio road.
• Sub -Contractors will be issued a limited number of parking permits for their workers.
• General contractors wiil be required to provide a parking plan with their individual
construction contracts. The General Contractor will contact local bike shops with notification
relative to Maroon Creek Road. The General Contractor will have to enforce public safety
issues relative to truck tarTic and interface with pedestrians &. cyclists.
• Contractors will be required to provide van-pooiing or car pooling programs as a part of their
construction contract Reduction in payment provisions shall be incorporated into the
contracts as a means of ensuring compliance.
• To the greatest extent possible raw materials will be stockpiied on site to try to consolidate
deliveries of materials in larger quantities (for example gravel).
• A site traffic/delivery coordinator shall be designated and responsible for monitoring delivery
and contractor compliance with the TDM program.
• The covenants and design guidelines for the individual neighborhoods will have provisions
regarding contractor parking on the streets.
• 'There will be no parking allowed on Maroon Creek Road or in the adjoining neighborhoods.
• The Developer and the County may make reasonable changes in the hours restricting hauling
activities, based upon changes in traffic loading on Maroon Creek Road and on seasonal
activities in the area. The County reserves the right to stop all hauling or constrction
activities on Maroon Creek Road for special events or activities (scheduled bike and/or road
races, etc.). The County will give the Developer reasonable notice of the imposition of
restrictions.
• The Developer acknowledges that hauling activities to and from the jobsite are restricted to
the 12 hour period between 7:00 am and 7:00 pm, Monday through Saturday.
• The Contractor will make reasonable efforts to stage trucking activities on site to minimize
empty loads to/from the jobsite.
• Prior to each construction season there will be a meeting with RFTA, the Pitkin County
Sheriff's Office, the School Superintendent, the Pitkin County Director of Public Works and
the Developer to review the construction season work program and address any concerns
raised during the previous construction season.
In addition to the above measures, Aspen Highlands Base Village will plan and implement the
following programs:
Fugitive Dust Control Plan
• Dust control will be implemented from start to finish of each construction season until the
project is complete.
• Contractors will be required to assume all responsibility for dust control and shall cant' out
proper and efficient measures wherever and whenever dust control is necessary, thereby
minimizing dust damage and nuisance to persons and property.
• Contractors will also be required to control dust at the work site by the use of an adequate
number of water trucks or an effective palliative using such dust -laying equipment and
methods as may be required.
To the greatest extent possible raw material deliveries to and from the site will be water
sprayed or covered with tarpaulins as necessary to additionally minimize dust and dirt from
construction operations.
j jll� INN IIA� Y�01 NII IIN NINA IN IIVIIII n IIII
Public Notification Plan
If it becomes necessary to reroute traffic on existing roadways due to construction related
activity, the responsible contractor will be required to notify the general public of the
detour(s) at least twenty-four (24) hours in advance of the scheduled occurrence.
All contractors will be required to notify public and/or private utility companies at least forty-
eight (48) hours prior to commencement of any work in the vicinity of the utilities. No work
will commence until the utility company has located the utilities or written consent to proceed
has been issued. If utility service must be interrupted, contractors will be required to notify
the appropriate County authorities and the affected utility users at least twenty-four (24)
hours prior to interruption.
Notice will consist of the contractor's posting of prominent and easily read signs, distribution
of handbill notices, publication in a locai newspaper or a public announcement on local radio,
or any combination of these as may be appropriate.
Noise Control for Construction Equipment
• The contractor will be required to comply with all applicable noise control regulations,
including the Pitkin County Noise Abatement Ordinance.
• All construction equipment operations shall be scheduled to operate only during daylight
hours, i.e., 7:00 a.m. to 7:00 p.m., Monday through Saturday.
111111111111111111111111 m IN 11111111111111111111-1111
During the peak season(s) , Route # 1 will serve the Aspen Core.
Dial -a -ride vans will provide service on a fixed one-half hour
schedule generally following the route depicted on Figure 2. Three
check points will be established in Aspen, potentially at Mill
Street/Hyman Avenue, Cooper Avenue/Spring Street and at Rubey Park.
The vans will pass these checkpoints on each circuit route so
patrons are not required to call for service. Two vans will
provide one-half hour headways at the checkpoints.
The second destination, Route # 2 is the Aspen-Pitkin County
Airport. This will be on demand service, similar to services
provided by other resorts in the Aspen area. At the time guests
make reservations to stay at AHV, they will be advised that car
rental is not necessary because of the alternative transit services
available. Departures to the airport will be scheduled ahead of
time.
service Plan
Prior to initiation of service, AHV shall present a detailed
service plan to the RFTA for review. The plan shall include:
1. Estimate of demand;
2, vehicles, spares,
of ar s�,ecific services including the hours of operations and headways; of
vehicles, p
3. An organizational chart indicating manager and personnel
to provide services; and
4. Service marketing plan.
ARV intends to offer dial -a -ride service seven days a week during
the winter and summer peak seasons. The Aspen core route will be
offered from 7 AM to midnight. Rider surveys will be utilized to
determine night service should run later in the evening.
Service to the airport will be provided when the airport is
operating. The service will be available to all guests and
residents in AHV and the Moore PUD.
At the end of each of the first three years of operation AHV shall
submit an annual report to RFTA at the end of the winter season.
The report shall include:
1. statistics regarding ridership for the previous year;
2. Instances involving standees and missed trips, or trips
requested but not provided; and
3, Statistics regarding accidents and roadside calls.
Based upon the review of the annual report, changes in the levels
Service may be made.
111111111111111111111111 Illllt 111111111111111 III U11111 II IN
423271 10/13/19s3 03:53P SUB INN DAVIS SILVI
28 of 30 R 0.00 0 0.00 N 0.00 PMIN COUNTY CO
Vehicles
The service will operate vans capable of carrying as many as 12
passengers at one time with space for luggage and skis. Passengers
will be able to stand in the vehicles.
Eventually, three or four vans may be utilized when both
developments are fully occupied. Initially, the fleet will consist
of two vans and will be expanded as demand warrants. The vans will
be stored in the AHV parking area and will be maintained by local
mechanics in the Roaring Fork Valley. If necessary, another van(s)
will be rented if a van is out of service for repairs, and high
traffic is anticipated.
At least one of the vans in the fleet will be equipped with a wheel
chair lift for the handicapped.
cost
The cost for providing this service has been projected based on
vehicle utilization and industry hourly costs to operate vehicles.
During the winter peak season, it is projected that passenger
productivity will vary between eight and 12 passengers per vehicle
per hour. Van costs are assumed to be $ 30. per van hour based on
the service being run. The cost to provide service is estimated to
be $ 295,000 per year.
Van
iiiiii iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiIMVI
Exhibit E
MAROON CREEK CORRIDOR
IMPROVEMENTS ESTIMATE
MAROON
DESCRIPTION
'ENTRY
QUANTITY
LANEAGE'
UNIT
UNIT COST
TOTAL
E)(CAVATION
2,500
CY
$
5.00
$ 15,000.00
3/4' ROADBASE
2,800
TON
$
19.00
$ 53,200.00
HBP
2,200
TON
$
45.00
S 99,000.00
RETAINAGE
2,200
SF
$
25.00
$ 55,000.00
TRAFFIC CONTROL
1
LS
$ 25,000.00
S 25,000.00
SIGNAGE/STRIPING
1
LS
$
5,000.00
$ 5,000.00
SUBTOTAL
$252,200.00
CONTINGENCY
15%
$ 37,830.00
TOTAL PRELIMINARY ESTIMATE
$ 290,030.00
This is an estimate for bike path and entry laneage only and no costs resulting from sewer
improvements in Maroon Creek Road will be included in the costs. As proposed in the
Aspen Highlands Village Application, $850,000 is committed to condor improvements. All
costs related to Maroon Creek Road Bike Path (Public Trail)/Entry Laneage shall be paid
out of the $650,000 no matter what the actual total ends up being. Any remaining funds
could be allocated toward other suggested Improvements in the condor or toward overlay
improvements upon completion of the Aspen Highlands Village project.
111111111111111111111111111111111111111111111111111111
Exhibit E
MAROON CREEK CORRIDOR
IMPROVEMENTS ESTIMATE
`.9AR90N CREE{LROAa
DESCRIPTION
ENTRY
BIXE QUANTITY
QUANTITY
L�ANEA�GE'
UNIT
UNIT COST
TOTAL
EXCAVATION
2,500
CY
S 6.00
$
15,000.00
3/4' ROADBASE
2,800
TON
$ 19.00
S
53,200.00
HBP
2,200
TON
$ 45.00
S
99,000.00
RETAINAGE
2,200
SF
S 25.00
$
55,000.00
TRAFFIC CONTROL
1
LS
$ 25,000.00'
5
25,000.00
SIGNAGE/STRIPING
1
LS
$ 5,000.00
S
5,000.00
SUBTOTAL
$252,200.00
CONTINGENCY
15%
$
37,830.00
TOTAL PRELIMINARY ESTIMATE
$ 290,030.00
This is an estimate for bike path and entry laneage only and no costs resulting from sewer
improvements in Maroon Creek Road will be included in the costs. As proposed in the
Aspen Highlands Village Application, $850,000 is committed to corridor improvements. All
costs related to Maroon Creek Road Bike Path (Public Trait /Entry Laneage shall be paid
out of the s650,000 no matter what the actual total ends up being. Any remaining funds
could be allocated toward other suggested improvements in the corridor or toward overlay
improvements upon completion of the Aspen Highlands Village project.
IINI IIIN IINII III VII IIII IIIIIN N IW IVII IIN
ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
HINES HIGHLANDS LIMITED PARTNERSHIP
426 E. Main Street
Aspen, Colorado 81611
(970)920-1801
Prepared by:
DAVIS HORN, INC.
plANNING & REAL ESTATE CONSULTING
215 S. Monarch, Suite 104
Aspen Colorado 91611
(970) 925-6597
ROBERT A.M. STERN ARCHITECTS
426 West 341° Street
New York, NY
(212)967-5100
June1999
IIIIII Ilill IIIIII llllll 111111111 IIIIII 111111111111 IN
423274 10/15/1998 04.10P PUD DAVIS SILVI
1 of 52 R 261.00 0 0.00 N 0.00 PITKIN COUNiT LG
0 kwafi-'t� (',-�A kL
eJ
ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
THIS ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT GUIDE is
made this Tw day of Ck Tc a,Q— , 1998, by the HINES HIGHLANDS
LIMITED PARTNERSHIP, it's successors and assigns ("Declarant").
RECITALS
WHEREAS, the Declarant is the owner of all the real property
in Pitkin County, Colorado, described in the Aspen Highlands
Village PUD Final Plat, recorded on D , 1998 in Plat
Book y'Z at Page 1 ("Aspen Highlands Vi la P.U.D. Final
Plat").
WHEREAS, on&gRtt , 1997, the Pitkin County Board of County
Commissioners (hereinafter "the "Board" or "Pitkin County")
approved the Aspen Highlands Village Planned Unit Development
(hereinafter "AHV PUD") Detailed Submission (Site Specific
Development Plan) pursuant to the Pitkin County Land Use Code
(hereinafter "Code"). Section 3-7 of the Code establishes the
Planned Unit Development (hereinafter "PUD") procedure which allows
variance from the strict adherence to area and bulk requirements of
underlying zone districts within a PUD; and
WHEREAS, The County has fully considered and approved the
Detailed Submission, as evidenced by Pitkin County Resolution No.
97-�2. granting Detailed Submission approval and rezoning
approval to the Aspen Highlands Village PUD and the County has
fully considered and approved the Final Plat as evidenced by Pitkin
County Resolution No. 98 (hereafter collectively, the
"Development Approvals").
NOW, THEREFORE, Declarant hereby submits the Property to this
Aspen Highlands Village Planned Unit Development Guide ("PUD
Guide") and declares that the Property shall at all times be owned,
used or occupied subject to the provisions of this PUD Guide, which
provisions shall constitute covenants running with the land, and
shall be binding upon and inure to the benefit of Pitkin County,
and the Declarant, and any person or legal entity acquiring any
interest in the Property.
FURTHER DEVELOPMENT
Future development of the Aspen Highlands Village PUD, except
as permitted herein, or which is otherwise inconsistent with the
Development Approvals is prohibited without approval of Pitkin
County.
111111111111111111111111111111111111111 III 11111 Al IIII
423274 10/1'3/1996 04:16P PUD DAVIS SILVI
2 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
ENFORCEMENT
Each provision of this PUD Guide shall be specifically
enforceable by the Declarant, its successors and assigns, and
Pitkin County by a proceeding for any legal or equitable relief,
including prohibitive or mandatory injunction or action to recover
damages. In the event of any litigation between the parties
involving the interpretation and/or enforcement of this PUD Guide,
or any provision hereof, the prevailing party shall be entitled to
an award of its costs incurred therein as a part of the judgement
or stipulated settlement entered in such litigation.
AMENDMENT
The covenants, conditions, and restrictions contained herein
may be amended, modified, or revoked by the agreement of the
Declarant, its successors and assigns, and Pitkin County. No
amendment or revocation shall be effective without the consent of
the Declarant and Pitkin County.
SEVERABILITY
Invalidity or unenforceablility of any provision of this PUD
Guide, in whole, shall not affect the validity or enforceability of
any other provision, or any valid and enforceable part of a
provision of this PUD Guide.
NOTICE
Any notice permitted or required under this PUD Guide shall be
in writing, and delivered either personally or by mail. If
delivery is made by mail, it shall be deemed to have been delivered
forty-eight (48) hours after a copy has been deposited in the
United State mail, postage prepaid, certified mail, and addressed
to the party at their last known address.
IN WITNESS WHEREOF, the Declarant has executed this PUD Guide
as the day and date first above written.
DECLARANT:
HINES HIGHLANDS LIMITED PARTNERSHIP,
a D 1 warq . m ted partnership/a};p�
aq
By
Clayton S 1ton ,
Yic1- �rGs�UBN"f'
Illfll IIU11111N1111111111111II 111111111111111111 IN
423274 10/
3 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
ACCEPTED BY:
BOARD OF COUNTY COMMISSIONERS OF
PITKIN COUNTY, COLORADO
By
Dorethea Farris, Chairperson
STATE OF COLORADO ) ?�
ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this
day of 1998 by Clayton Stone, as
� I`cQ PVe_G; e_.r\1- of HINES HIGHLANDS LIMITED PARTNERSHIP, a
Delaware limited partnership.
61N1 ll
Witnes F. and official seal.
My co n'' ikRtS,e ires: 19-A/tiq
LIG b.
�,'ylFofCdopw
'��mlll Notary b is
MY commissm Ems;
STATE OF COBb""AI"
ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this
1+% day of Oc�obce , 1998, by Dorethea Farris as Chairperson
of the BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO.
�..,'111`ftrne„ss my hand and offic' a seal.
-,%V1c ssion expires: l ob
Notary Public
J6
�4,rN3A �
AHV . REC 11111111111111111111111111111111111111111111111111 IN
423274 10/15/1990
4 0 32 R 261.00 D 0.90 N 0.00 PITKIN COUNT'f CO
TABLE OF COMTENITe
page
section
1
I.
Purpose
II.
Pitkin County Land Use Code
2
2
III.
Land Use Plan
IV.
Definitions
2
V.
Area & Bulk Requirements
13
13
Floor Area
15
Height Limitations
16
Yard and Road Setbacks
16
Driveways
17
Minimum Lot Width
17
Minimum Lot Size
17
Road Retaining Walls
17
VI.
Lighting
17
Sources
18
Illumination Levels
is
Source Shielding
18
Source Heights
Illumination Techniques
18
and Fixture Types
18
Switching and Control
18
Prohibitions
Conformance, Enforcement and Penalty
19
VII.
Aspen Highlands Village Residential Homesites
Regulations Guidelines
19
Design and Landscape
Design Philosophy
19
VIII. Caretaker Dwelling Units
21
1111111111111111111111111111111111111111111111111111111 IN
4Z3274 10/15/1696 04:16P PUD DAVIS SILVI
5 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
LIST OF TABLES
Table page
1 Aspen Highlands Village PUD Guide: Land Use Data 3
2 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area In Village Core
& Townhouse Neighborhoods By Building 13
3 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area By Use 14
AHV.FPT
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LIST OF DRAWINGS
AOO1 Title Sheet
AOO5 Village Core Site Plan
L-200 Site Plan
L-201 East Townhouse and Affordable Grading Plan
L-202 Village Core Grading Plan
L-203 West Townhouse and Affordable Housing Grading Plan
L-204 Maroon Neighborhood Grading Plan
L-204A Maroon Neighborhood Building and Activity Envelope
L-205 Thunderbowl Neighborhood Block A Grading Plan
L-205A Thunderbowl Neighborhood Building and Activity Envelope
L-400 Plant List and Planting Details
L-401 Village Planting Plan Part I
L-402 Village Planting Plan Part II
L-403 Village Planting Plan Part III
L-404 Maroon Neighborhood Planting Plan
L-405 Thunderbowl Neighborhood Planting Plan
L-406 Weed Management Plan
L-206 Reconstructed Grade Plan
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Appendix
September 19, 1997 Memorandum from Graham Wyatt, Architect to
Lance Clarke and Joanna Schaffner
111111111111 IIIIII IIIIII 111111111 IIIIII III 11111 Ills IIII
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
I. Purpose
on October 29, 1997 the Pitkin County Board ofenCounty
Commissioners
(hereinafter the "Board") approved the Asp
Planned Unit Development (hereinafter "ursua t Dt'o theePitkin
Submission (Site Specific Development Plan) p
County Land Use Code (the Section
Use
oof the Cde in effect
establJune 1i hes 9the
hereinafter "Code")' procedure which allows
Planned Unit Development (hereinafter "PUD") p
variance from the strict adherence to the area and bulk
requirements of underlying zone districts within a PUD.
The County has requested Hines Highlands Limited Partnership
(hereinafter "applicant") and applicant has agreed to prepare the
AHV Planned Unit Development Guide (hereinafter referred to as "PUD
ted in conjunction with
Guide' or "Guide")to be reviewed and adop
os s of the Aspen Highlands Village Planned Unit
the AHV. The purp
Development Guide (hereinafter "AHV PUD Guide") are to:
A Clearly identify are
n the Code.
quirements approved
pursuant o Sect o
B. Clearly identify tvariations he land use from
.LLand
revieUse
ecode standards
approved during
C. Facilitate the Pitkin County Zoning and Building
Department reviews by establishing approved variations
from typical review standards.
kin
in one
D. Identifydocument sseparate from tandars cthe eAspen 1tHighlands county Village
Protective Covenants.
lan
The Aspen Highlands Vil cage of DetailDetaileded
Consolidated
d S bmissionincluP
dedaPUD
which was approved as p
made to the Guide during the Final
Guide. Minor modifications were
Plat approval process. In the event of discrepancies between the
Detailed Submission PUD Guide and the Final Plat PUD Guide, the
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Final Plat PUD Guide will control.
II. Pitkin County Land Use Code
Aspen Highlands Village PUD has been reviewed based upon the Pitkin
County Land Use Code in effect on June 1, 1993 ("the Code"). Zoning
and building permit reviews for all development in AHV PUD shall be
based upon the Code and Aspen Highlands Village PUD Guide unless
noted that the Code in effect on the date of Detailed Submission
approval (hereinafter referred to as the "New Code") applies.
Board of County Commissioners Resolution 96-(_ Provides for the
application of the Code in effect at toethe time
AHV of site
PUD hen Specific
Development Plan approval to apply
the
provisions of the New Code are acceptable to the applicant and the
BOCC.
III. Land Use Plan
Drawing L-200 depicts an overall site plan for Aspen Highlands
Village. All lots and buildings are assigned either numerical or
alphabetical identifiers on the plan to facilitate review. The
Village is divided into three neighborhoods: the Village Core,
Maroon Neighborhood and Thunderbowl Neighborhood. Table 1, Aspen
Highlands Village: Land Use Data describes proposed land uses in
tabular form.
IV. Definitions
The AHV PUD will be regulated by the general definitions in the
Code in effect on June 1, 1993 unless otherwise noted in the AHV
PUD Guide. In the event of conflict between these definitions, the
Code or the New Code, the definitions contained in this section
shall control.
Accessory Skier services (ASS) - Such facilities generally
associated with ski area operations including but not limited to
public and employee rest rooms, ski school ticket sales, guest
services, ski patrol, racing program, lift operations and
administration.
Accepted Grade - Grading plans to be implemented in only Blocks A
and G (the Maroon Creek and Thunderbowl Neighborhoods). Refer to
Drawings L-204 and L-205 (Maroon Creek and Thunderbowl Grading
Plans). The maximum height allowed for the single family dwelling
units in Blocks A and G shall be measured from Accepted Grade or
Finished Grade which ever is more restrictive (see definition of
Finished Grade)
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TABLE 1
ASPEN HIGHLANDS VILLAGE POD GUIDE:
LAND USE DATA
Residential 4 Tourist Accommodation LandUses
Type of Units ber
_____________
Free Market* 12
Thunderbowl (Block A) 5 Bdr. SF
Maroon Neighborhood (Block G) 4 Bdr. SF 19
32
Townhouse (Blocks C & E) 4 Bdr.
Subtotal
63
Affordable Housing
38
Dorms**
Category
4 four Bdr.
Sale units
22
Category
4 three Bdr. Sale units
Sale units
1
288
Category
3 three Bdr.
attached
Category
1 one Bdr.
Sale units
S
Category
1 two Bdr.
Sale units
2
Category
3 one Bdr.
rental units
5
Category
3 two Bdr.
rental units
Subtotal
112
Caretaker Dwelling Units*** 10
Tourist Accommodation Units**** 73
Commercial Land Uses
Non -Exempt Square Feet*****
Use----------------------
Restaurant 14,125
Retail 21,600
Accessory Skier Services****** 12,000
Condominium & Meeting Rooms 4,800
Ski Area Storage 2,200
Subtotal 54,725
---------------------
_____
* Twenty free-market single family dwelling units in the Maroon
and Thunderbowl Neighborhoods (Blocks A & G) will be developed
pursuant to the acquisition of Transferable Development Rights
(TDR's).
** The dorm units will be occupied by Music Associates of Aspen
(MAA) students and employees in the summer with priority given
to Hines, Aspen Highlands village or Aspen Skiing Company
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employees at other times or in the summer if the dorms are not
filled by MAA students or employees.
*** Caretaker Dwelling Units are defined in the definition section
of the PUD Guide. The procedure for obtaining a caretaker
dwelling unit is explained in Section VIII of the Guide.
**** Tourist Accommodation Units are defined in the definition
section of the PUD Guide.
***** All figures represent Net Leasable Area (NLA) as defined in
the definition section of the PUD Guide.
****** The USFS may use a portion of the Accessory Skier services
space as a visitors center.
Source: Davis Horn Incorporated, April, 1998
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Activity Envelope — Designated areas on the Aspen Highlands Village
PUD Final Plat which may encompass Building Envelopes as defined
herein. Driveways, grading, landscaping and retaining walls are
allowed activities and uses in the Activity Envelope provided that
retaining walls located outside the Building Envelope, but within
the Activity Envelope, shall not exceed six (6) feet in height.
Lots 9 and 10, Block A are an exception; twelve (12) foot retaining
walls may be developed on these Lots within the Activity Envelope.
Stepped -back or terraced wall structures with ample planting
pockets are to be used in other areas where grade changes exceed
six feet. Decorative walls not used for retainage are prohibited
outside Building Envelopes. Berms located outside the Building
Envelope, but within the Activity Envelope, will not exceed a 2:1
slope or three feet in height. The combination of a berm with a
wall or fence on top of it may not exceed a total of six feet in
height.
Aspen Highlands Village PUD - The AHV PUD is a site specific
development plan approved pursuant to Board Resolution 97V&1_.
Building Envelope — Building Envelope specifies the boundaries
within which buildings, pools and sheds may be located on a
particular property, as designated on the AHV PUD Final Plat.
Driveways, grading, landscaping and retaining walls may also take
place within the Building Envelope.
caretaker Dwelling Unit - Caretaker dwelling units located in
Aspen Highlands Village shall comply with the following standards
a. Attached caretaker units may be located in Blocks A or G.
Caretaker units located in Block A shall not exceed seven
hundred (700) square feet of floor area, and caretaker units
located in Block G shall be limited to four hundred (400)
square feet of floor area. Detached caretaker dwelling units
are prohibited.
b. The total floor area of the principal and caretaker unit shall
not exceed the allowable floor area as stipulated in the Aspen
Highlands Village PUD Guide floor area section.
C. There shall be provided one (1) off-street parking space for
the caretaker unit.
d. The applicant shall by deed restriction guarantee that the caretaker
commitment running with the land,
unit shall not be required to be rented; not be condominiumized
or sold; not be occupied by owner or spouse; be
eand limited re related
occupancy by not more than two (2) adults
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children, who qualify as (and have been found by the Housing
Authority to be) employees of the community under such
guidelines as established from time to time by said Authority;
be rented for terms not less than six (6) months if rented.
The Caretaker Dwelling Unit may be occupied by members of the
immediate family even though they may not qualify as employees
of the community. "Immediate Family" shall mean a person
related by blood or marriage who is a first cousin (or closer
relative) and his or her children.
e. The Caretaker Dwelling Unit restriction may be removed by the
property owner, subject to the requirement that the dwelling is
removed or modified, and verified by the Planning Director. If
modified, the remaining improvements must no longer be capable
of occupancy as a dwelling unit and must meet otherwise
applicable code requirements.
Commercial Space — Commercial Space may include, but is not limited
to, the following uses for which the applicant has obtained either
a commercial Growth Management Quota System (GMQS) allotment or
exemption.
a. Personal Service Outlets such as food stores, drug stores, post
office sub -stations, self-service laundries, dry cleaning
outlets, barber and beauty shops, and liquor stores.
b. Places for retailing of goods.
C. Professional offices.
d. Restaurants and bars.
e. Sporting goods rental and sales stores.
f. Meeting rooms.
The following uses are permitted in the AR-1 zone district, but are
not deemed commercial land uses and do not require GMQS allotments
or exemptions.
a. Facilities accessory to residential and short-term
accommodations including, but not limited to, lobbies and guest
service areas except for uses a-f listed in the previous
listing of uses.
b. Recreational or athletic facilities including, but not limited
to:
1. Health spas, exercise rooms, steam rooms, saunas, massage
rooms, showers;
6
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2. swimming pools;
3. Training/work out facilities; and
4. other recreational/activity facilities.
C. Locker rooms.
d. Resort Service areas not accessible to the general public
including:
1. Locker areas for the Aspen Highlands Ski Area including but
not limited to ski area administration, ski patrol, lift
operations, race crews and ski school.
2. Supervisors offices.
3. Property management functions including but not limited to
property management operations space, transit maintenance
and building maintenance, food and beverage storage,
recycling centers, underground access corridors, trash
areas, linen storage rooms, maid service areas, laundries;
guest storage; storage for condominium unit owners; ski,
snowboard and athletic equipment lockers; loading and
unloading docks, service elevators, trash storage,
maintenance area and storage; and circulation corridors and
elevator areas for the foregoing, snowmobile and snowcat
storage.
4. Employee recreation rooms;
5. Rest rooms for sick or injured skiers, visitors and
employees.
e. Snowmaking facilities.
f. Fire and security operations.
Dormitories - Affordable housing units with shared kitchens and
bathrooms.
Earthtone - A color the same as or closely related to colors which
currently exist in proximity to the AHV site vicinity,
specifically, the color of vegetation, tree bark, earth, rocks and
meadow foliage.
Finished Grade - Those grades generally established on the grading
plan for Aspen Highlands Village with the exception of the Blocks
A and G (Thunderbowl and Maroon Creek Neighborhoods). Blocks A and
7
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423274 10/ PUO
15 of 52 R 251.00 0 0.00 N 0.00 PITKIN COUNTY
G shall be graded in general compliance with the Accepted Grading
Plans as depicted by Drawings L-204 and L-205 (Thunderbowl and
Maroon Creek Neighborhoods Grading Plans). Refer to the definition
of Accepted Grade. Lots in Blocks A and G may be further graded
consistent with development activities allowed within Activity and
Building Envelopes. Finished Grade for Blocks A and G will be the
grade established in conjunction with the construction of a single
family dwelling unit or other structure.
Finished Grade for all other Blocks in Aspen Highlands Village and
the lower portion of the Aspen
Highlands
�lads Ski Area is generally
depicted by the following grading plans.
Blocks B & C (East Townhouses and Affordable Housing) - Drawing
L-201, East Townhouse and Affordable Housing Grading Plan.
Block D - (village Core and lower portion of Aspen Highlands
Ski Area) - Drawings L-200 and L-202, Site Plan and Village
Core Grading Plan)
Aspen Highlands Ski Area - The lower portion of the Aspen
Highlands Ski Area will be graded as depicted by Drawing L-200,
Site Plan.
Blocks E and F (west Townhouses and Affordable Housing) -
Drawing L-203, West Townhouse and Affordable Housing Grading
Plan.
Gross Leasable Area — Commercial Space is that area measured from
the inside of finished walls.
Floor Area for R-15, R-30, i AH Zones — The sum of the gross
horizontal surfaces of each floor of a building or structure. In
calculating Floor Area, the following applies:
a. General. Floor Area measured for the purposes of determining
allowable Floor Area shall include all area measured from the
outside face of framing or other primary wall members or from
the center line of walls separating adjoining units of a
building or portion thereof. Veneer facades up to eight inches
in thickness shall be excluded from the calculation of Floor
Area; that portion of a facade which exceeds eight inches shall
be torst
featuresuded. Fireples, are included in the Floors Area on stairs similar
each floor.
b. Roof overhangs and decks. The Floor Area of a building, or
portion thereof, not provided with surrounding exterior walls
shall include the area under the horizontal projection f These
roofs
or floors, when the roof or floor exceeds five (5)
feet.architectural projections are exempt for five (5) feet of the
perimeter of each story of the structure. Architectural
projections may project up to ten (10) feet and still be
9
IIIIII 11111 HIM IIIIII IN 111111111II III HIM III IN
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exempt, so long as the total perimeter space for a floor is
loin Lhall vc =dual Lo Ule LULal aL=a allv.rcd foi bho fly (6)
foot exemption. This exemption cannot be used to transfer
space between floors.
c. Decks balconies stairways and similar features. Structures
that exceed thirty (30) inches above Accepted or Finished
Grade, and that are not covered by a roof or architectural
projection from a building, are exempt from Floor Area for up
to fifteen percent (15%) of the maximum Floor Area allowed.
Any areas in excess of fifteen percent (15%) of allowed area
shall be counted toward Floor Area.
d. Spaces below Accepted Grade for principal single family and
duplex residences. Spaces below Accepted Grade, up to a
maximum of twenty (20) feet in depth and which include no more
than a single story, are exempt from Floor Area calculation up
to a maximum of 4,000 square feet of Floor Area. Floor Area
below Accepted Grade which exceeds the 4,000 square foot
exemption provided herein or is more than twenty (20) feet in
depth shall count toward the calculation of allowable Floor
Area. If any part of the below grade space is exposed above
Accepted Grade (such as walk -out basements, walls or courts)
the entire below grade area shall be included in the Floor Area
calculation; except that window wells and egress areas as
required by the Uniform Building Code may be provided without
affecting this exemption. The foundation wall or footing may
be exposed to the minimum degree required to comply with the
Uniform Building Code pertaining to foundation design without
affecting this exemption. Up to ten (lo) percent of any
particular below grade wall surface may extend above Accepted
Grade and still be exempt from the calculation of Floor Area so
long as the Finished Grade covers the surface that would
otherwise be exposed. Garages up to seven hundred fifty (750)
square feet may be incorporated into below grade space and
shall not affect this exemption so long as the only sections of
building so exposed are directly related to the garage
structure.
e. Garages and carports. Garage and carport Floor Area shall be
exempted up to a maximum of seven hundred fifty (750) square
feet. On a lot which contains a duplex, garage and carport
Floor Area shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport space in
excess of the exempted areas shall be included as part of the
residential Floor Area calculation. When a single family or
duplex dwelling exceeds the allowed Floor Area, the exempt
garage space shall be reduced by subtracting the excess Floor
Area from the exempt garage space.
f. Crawl space. Crawl spaces shall be exempt from the calculation
of Floor Area, even if exposed above Accepted Grade, so long as
1111110111HE 1111111111111111111111111111111111111
4232/15/ 1
17 of 52 R 261.00 0 0.00 N 0.00 PITKIN coUNTT
the height of the crawl space does not exceed five feet six
inches (5'6").
g. Attic space. That portion of attic space where the distance
between the floor and ceiling exceeds five feet six inches
(51611) in height shall count as Floor Area.
Floor Area for Multi -family, Townhouse, Non-residential and Mixed
use Buildings in the AR-1 Zone
a. General. Floor Area, measured for the purposes of determining
allowable Floor Area, shall include all area of each above
grade portion of each floor, measured from the line of the
outside surface of a buildings exterior, primary, wall framing
members, (exterior wall studs) except for the following areas
which shall be exempted:
1. Balconies. Floor Area shall not include balconies, unless
the combined area of all of a building's balconies is
greater than fifteen percent of the Floor Area of the
building. If the combined area of balconies exceeds
fifteen percent (15%) of the Floor Area of the building
(excluding the area of balconies) then only that portion in
excess of fifteen percent (15%) of allowed Floor Area shall
be included within the Floor Area. A balcony shall be
defined as an accessible and occupiable outdoor structure,
appurtenant to a building and far enough above grade that
it is required by the applicable Building Code to be
protected at its perimeter by a guard rail.
2. Loggias, Loading Docks Ramps to Parking Garages and Port
Cochieres. Floor Area shall not include loggias, loading
docks, ramps to parking garages, port cochieres, or other
unheated, open areas which are adjacent to or below
portions of the building.
3. Vertical Penetrations. All major, Vertical Penetrations
shall be counted only at their lowest level. Major
vertical penetrations consist of stairs, atria, light
wells, multiple -height rooms, elevator shafts, escalator
wells, flues, vertical ducts and the like, and their
enclosing walls. Structural columns, openings for vertical
electric cables or telephone distribution, and openings for
plumbing lines are not considered to be major vertical
penetrations.
4. Crawl Spaces and Roof Spaces. Crawl spaces and roof spaces
shall not be included in Floor Area if they are unoccupied,
unfinished and unaccessible except by a hatch or access
panel of not more than ten (10) square feet
5, Townhouse Garages Carports and Related Storage Area.
10
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Garage and carport Floor Area shall be exempted up to a
maximum of seven hundred fifty (750) square feet per unit.
All garage or carport span2 in aYness of the exempted area
shall be included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed Floor
Area, the exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt garage
space.
6. Subgrade Space. Subgrade space is that percentage of the
area of a floor which is equal to the percentage of the
length of the building's perimeter wall at which the
adjacent, finished floor is at least six feet (6'-011) below
adjacent, Finished Grade and b) the adjacent, finished
ceiling is not more that six feet (6'-011) above adjacent,
Finished Grade. Subgrade space shall not be included in the
calculation of total Floor Area allowed.
7. Perimeter Wall. The perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on both sides to
subgrade perimeter wall.
Half the length of a perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
G area way, ramp to a parking area or required exterior
0 egress stair well which is adjacent on one side to subgrade
perimeter wall and on the other side to above grade
o perimeter wall.
�� cs
j�.J.z b. Distribution of Floor Area by use category.
H F
1. Multiple Use Categories on a Floor. For the purposes of
�+ > distributing Floor Area among use categories when more than
8109 one use category occurs on the same floor, the area of any
g m common area shall be prorated among the uses which front on
it and are accessible from it in proportion to the
percentage of each use on the common area. Use categories
m which front on the common area but are not accessible from
�a o it and exterior building walls which front on the common
w area shall not be included in the distribution of prorated
00 common area.
2. Distribution of Subgrade Space among Use Categories. For
�m a the purpose of distributing subgrade Floor Area among use
M .on categories when more than one use category occurs on the
n o same floor, the area of the floor which is determined to be
subgrade shall be prorated among the use categories on the
floor in proportion to the percentage of the subgrade
perimeter wall which fronts on each of the uses.
Full Time Equivalent Employees (FTE) - A person or persons working
2,080 hours per year.
Landscape Zones - Those areas depicted on Aspen Highlands Village
11
planting plans depicted by Drawings L-401 (Village Planting Part
I), L-402 (Village Planting Part II), L-403 Village Planting Part
III), L-404 (Maroon Crook Neighborhood Plantinq) and L-405
(Thunderbowl Neighborhood Planting). All planting shall comply
with the planting plans and the Master Plant List/Planting Details
listed in Drawing L-400 (Master Plant List/Planting Details).
Maroon Creek Neighborhood - The area designated as Block G on the
AHV PUD Final Plat.
Net Leasable Area — Those areas within buildings designed to be
used and occupied for commercial or office purposes, exclusive of
any area dedicated to bathrooms, stairways, circulation corridors,
mechanical areas and storage and areas used solely
by tenants
on
the site. Net Leasable Area (NLA) is 80 % (percent)
ss
Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area.
New Code - The Pitkin County Land Use Code adopted on April 26,
1994 as amended.
Old Code - The Pitkin County Land Use Code in effect on June 1,
1993.
Reconstructed Grade - Reconstructed Grade is depicted by Drawing L-
206, Reconstructed Grade Plan. Reconstructed Grade is utilized to
measure the height of all buildings in Block B (Thunderbowl
affordable housing units), Block C (East Townhouses), Block D
(Village Core), Block E (West Townhouses) and Block F (Maroon Creek
affordable housing units with the exception of G & F).
Thunderbowl Neighborhood - The area defined as Block A on the AHV
PUD Final Plat.
Tourist Accommodation Units and Facilities - The tourist
accommodation units are to be used or are intended to be used as
lodging facilities for visitors to the community for compensation,
with or without meals and with common facilities and services.
c0i Common facilities shall include front desk, lobby, lounge, game
F rooms and storage. Common facilities and areas shall be
maintained. Common
Z consistently well services shall include
customary on -site management including unit rentals, cleaning,
�J = concierge and local transportation.
N F
An owner shall not occupy his/her unit for their own personal use
d for greater than 21 consecutive days during the high season. For
c purposes of this definition "high season" shall be defined as from
m December 20 through March 18 and June 26 through August 20.
- The areas defined as
45!Townhouse Neighborhoods (East and Nest)
Blocks C and E on the AHV PUD Final Plat. Prior to the submission
`mo of the Final Plat, Blocks C and E were included in the Village
Core.
m
n village Core - The area defined as Block D on the AHV PUD Final
Plat. Prior to Final Plat submission, the Village Core encompassed
a Blocks C and E (the East and West Townhouse neighborhoods)
� fn
12
� o
�N m
-� r N
V. Area i Bulk Requirements
The area and bulk requirements described in this section shall
apply to AHV PUD.
Floor Area
a. village Core - Total non-exempt Floor Area in the Village Core
is limited by Tables 2 and 3. Total Floor Area may not be
exceeded, however there may be minor redistribution between
categories in Table 2 and buildings in Table 3.
b. Townhouses - The free market townhouses are limited to 3,500
square feet of Floor Area per unit as defined under the
definition of Floor Area.
c. Single Family Dwelling Units6� 8109 10(T11 and o12may )ebe
Market Lots 1, 2 , 3 , 4, 5,
developed with single-family dwelling units containing up to
5,500 s.f. of Floor Area. All other free market residential
lots in AHV are limited to 5,000 s.f. of Floor Area, but may
increase Floor Area to 5,500 s.f. per lot upon acquisition of
a Transferable Development Right (TDR).
TABLE 2
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA
IN VILLAGE CORE 6 TOWNHOUSE NEIGHBORHOODS BY BUILDING
Non -Exempt Floor Area
Building -----Square Feet
56,000
Townhouse East* 79,250
2 19,250
3 45,320
4 33,830
5 1,950
6 18,960
7 99,160
8** 56,000
Townhouses West* 403,420+++
Total_------------------------
+ There -are 32 free market townhouse residential units. Floor
Area for the townhouses is defined in the definition section.
++ Building # 9 identified in the General Submission Plan has
been combined with building # 8.
+** There may be minor redistribution of Floor Area between
buildings, however the total non-exempt Floor Area will not
exceed 403,420 sq.ft.
source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
1111111111111111111 {11111 lilt I111{ 111I !V1111111111
423274 10/15/1998 04:16P PUD I 21 of 52 R 261.00 0 0.00 N 0.00 PITKIN COUNTY CO
TABLE 3
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA BY USE
Use
Village Core i Townhouse Neighborhoods
(Blocks C,D i E)
Skier services
Affordable Housing
Commercial**
Townhouses - Residential
Condominium & Meeting Rooms
Ski Area Storage
Tourist Accommodations
sub -total
Non -Exempt Floor Area
Square Feet*
12,000
68,490
48,730
112,000
4,800
2,200
155,200
403,420
Maroon Creek Neighborhood
(Blocks F i G)
Free -Market 104,500
Affordable Housing 13,570
Sub -total 118,070
T-bowl Neighborhood
(Blocks B 4 A)
Free-market 66,000
Affordable Housing 24,750
Sub -total 90,750
Total 612,240
* Total non --exempt Floor Area will not be exceeded, however
there may be a minor redistribution between categories.
** This table reflects total commercial Floor Area. Net Leasable
Area as defined will be 21,600 s.f. of retail space and 14,125
s.f. of restaurant space.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
111111111111111111111111 IN 11111111111111111111111 IN
423274 10/15/1998 04:15P PUD DRVIS SILVI
22 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
Commercial Space
Commercial Space is limited by the maximum sizes established in
Table 4.
TABLE 4
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
COMMERCIAL SPACE
Space by Type
—
Non -Exempt Square Feet*
---- — --------------------
Restaurant
14,125
Retail
21,600
Accessory Skier Services
12,000
Condominium Rooms & Meeting
Rooms
Meeting Rooms
4,800
Ski Area Storage
2,200
Total 54,725
* All figures represent Net Leasable Area (NLA). Net Leasable
Area means those areas within buildings which are designed to
be used and occupied for commercial or office purposes,
exclusive of any area dedicated to bathrooms, stairways,
circulation corridors, mechanical areas and storage and areas
used solely by tenants on the site. Net Leasable Area (NLA) is
80 % (percent) of Gross Retail/Commercial Area and 65
(percent) of Gross Restaurant Area.
As per Table 9 of the Aspen Highlands General Submission:
Consolidation of Documents and Materials, NLA is .80 of Gross
Retail/Commercial Space and .65 of Gross Restaurant Space.
There is a total of 48,730 square feet of Gross Restaurant and
_ U
Retail/Commercial Space.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects,
c January, 1998
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Height Limitations
N ►y
M d
a m The height of all buildings in the Block B (Thunderbowl affordable
housing units), Block C (East Townhouses), Block D (Village Core),
= Block
Block E (West Townhouses), and F (Maroon Creek affordable
m housing units with the exceptions of Lots G & F) are measured from
e Drawing L-206, Reconstructed Grade Plan.
The height the free-market single family units in Block A
m (Thunderbowl Neighborhood) and Block G (Maroon Creek Neighborhood)
�-�-+ and Block G Lots G and F (Maroon Creek affordable units) will be
.�
n N measured from Drawings L-204 and L-205 (Maroon Creek Neighborhood
a 0: Grading Plan and Thunderbowl Grading Plans also known as "Accepted
Finished Grade which ever is more
in Grade" as defined herein) or
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restrictive.
a. Sinale .Eami.lat._ DwALL ncr�Units_ All sinctle family units are
limited to a maximum height of 28 feet from Accepted Grade or
Finished Grade according to height measurement, methodology in
the Pitkin County Land Use Code.
b, Ski Lift Towers. All ski lift towers are limited to a maximum
height of 40 feet.
C. Village Core (Block D). The maximum heights of buildings in the
Village Core are established in Appendix 1 as approved by the
Board of County Commissioners at Detailed Submission per
Resolution 97-
d. Townhouses (Blocks C & E). The maximum heights of the buildings
in Blocks C & E are twenty-eight (28) feet.
Yard and Road Setbacks
All yard and road setbacks are established by the activity and
building envelopes depicted on the Aspen Highlands Village PUD
Final Plat.
a. Village Core- Block D
1. Buildings 2 - 6 and structures associated with pedestrian
areas and the buildings will be located within the Village
Core Building Envelope as depicted on the Aspen Highlands
Village PUD Final Plat.
2. East and West Townhouses Blocks C & E - The townhouses and
all structures associated with the townhouses will be
located within the Townhouse Building Envelopes as depicted
on Aspen Highlands Village Final Plat. Driveway, sidewalks
landscaping and retaining walls may be located between the
Building Envelope and the adjoining roads.
c0i 3. Parking Garage - Setbacks for the parking garage shall be
established by the footprint of the garage as depicted on
Aspen Highlands Village Consolidated Plan Drawing A005,
Village Core Site Plan. Minor footprint variation is
=« M permitted provided the parking garage remains within the,
Drawing A005 (Village Core Site Plan) established the
Building Envelope as depicted on the Plat.
g b. Thunderbowl Neighborhood and Maroon Creek Neighborhoods Blocks
m A & G. Aspen Highlands Village PUD Final Plat establishes
MWEn z Activity and Building Envelopes for all the free market and
=IL49 affordable housing units in the Thunderbowl and Maroon Creek
„m Neighborhoods. Setbacks are established by the envelopes.
Imo
Driveways
w
n m Driveways and driveway retaining walls for the sole purpose of
=m 16
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driveway construction are permitted within Activity Envelopes
between the lot access point and the designated Building Envelopes
and within Building Envelopes. Driveway retaining walls eslso
Envelo
be constructed outside the Activity and Building P
as
depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek
Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan).
In limited instances, Hines Highlands Limited Partnership may
construct a driveway retaining wall outside of Activity Envelopes
which is not depicted on Drawings L-200 (Site Plan), L-204 (Maroon
Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan) when the Pitkin County Engineer determines that the
construction of a retaining wall reduces site impacts.
Minimum Lot Width
Minimum lot width is established as depicted on the Aspen Highlands
village PUD Final Plat.
Minimum Lot Size
Minimum lot size is established by lot on the Aspen Highlands
Village PUD Final Plat.
Road Retaining Walls
In limited instances, Hines Highlands Limited Partnership may
construct a road retaining wall not depicted on Drawings L-200
(site Plan), L-204 (Maroon Creek Neighborhood e Gradting Plan e Pitkin County
205 (Thunderbowl Neighborhood Grading Plan)
Engineer determines that the construction of a retaining wall
reduces site impacts.
vI. Lighting
The following lighting standards shall be incorporated in the PUD
Guide. The lighting standards are listed under the following
subheadings:
a. Sources;
b. Illumination Levels;
C. Source Shielding;
d. Source Heights;
e. Illumination Techniques;
f. Switching & Control;
g. Prohibitions; and
h. Conformance, Enforcement and Penalty
a. Sources. The following general lighting source types are
in
acceptable providing they conform with defined param efficacy
eters
regard to lamp color, color rendering ability,
(energy efficiency).
17
1111111111111111111111111111111111111111111111111111111
423274 10/15/1998 04:16P PUD DAVIS SILVI
25 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
1. Incandescent, including quartz (tungsten -halogen)
2. Fluorescent
3. HID
4. QL (induction lighting)
comply with the
b following lst ndards established oinithelshall
IllUmin P kinCounty Land Use
Code.
1. Public Parking Lots - from Ofc to .5fc
2. Pedestrian Walkways and Driveways - from .lfc to .5fc
3. Vehicular Intersections - from .5fc to lfc
4. High Activity Pedestrian Areas - from .5fc to lfc
5. Security Areas - from lfc to 2fc
c. SourcP Shielding. All sources shall be fully shielded, i.e.,
no light shall be emitted above 80 degrees from nadir (straight
down). While this is a general guideline, the location,
context and source will be part of the evaluation to insure
that the lighting solution is in the spirit of these
regulations.
d. Sourcg.. Heights. The mounted heights of fixtures located in
Block D shall be limited to twenty feet (201) above finished
grade. The mounted heights of fixtures in all other blocks
shall be limited to ten (10') feet above finished grade.
e. I lumi ation Tech ictues and Fixture Types,
1. Exteriorlighting - house numbers shall be illuminated by
fully shielded source. Landscaping shall be maintained so
house number is visible from road.
2. Security Lighting - shall come from a fully shielded device
providing no more than lfc and mounted no more than ten
feet above the ground.
f. switching and Control.
1. Security lighting shall be controlled by a motion detector
that limits its duration to five minutes. A panic switch
shall be provided for which will turn the lights on for the
five minute interval. A permanent override shall be
prohibited.
g. Prohibitions.
1. No low pressure or standard high pressure sodium lamps. No
mercury vapor lamps.
2. No exterior neon, cold cathode, linear fiber optic sources
or the like.
3. No rear illuminated signs.
4. No lasers or special effects lighting (decorative or
otherwise). Suitable standards for holiday lighting will
be determined.
18
I I1111111111111111 IIIIII IIII 1111111111111111113 II IN
423274 SO/15/1996 04:16P PUD DAVIS sILVI
25 of 52 R 281.00 D 8.00 N 0.00 PITKIN COUNTY CO
5. No uplighting.
6. No sports or recreational lighting.
7. No driveway lighting in the rocidontial areas.
8. No roadway lighting except for safety purposes.
9. No landscape lighting.
h. Conformance Enforcement and Penalty. These standards shall
be provided to all residential owners. Lighting systems shall
be reviewed on a periodic basis to assure continuing
compliance. Fines and penalties shall -be formulated for those
in non-compliance.
vil. Aspen Highlands village Residential Homesites Design and
Landscape Regulations Guidelines
The Aspen Highlands Residential Homesites Design
Guidelines/Regulations direct and control site work and
architectural development within the two residential neighborhoods
(Blocks A and G, Maroon Creek and Thunderbowl) proposed as part of
Aspen Highlands. Many features of these guidelines relate directly
to Pitkin County Building and Zoning regulations but the guidelines
are intended to go far beyond these governmental regulations with
the specific goal of establishing and maintaining a unique and
appropriate architectural and landscape character for the Aspen
Highlands village.
Design Philosophy
The design of the Aspen Highlands Village development as a whole,
and by extension these guidelines, seeks to create a uniquely
American alpine village close to the City of Aspen, Colorado.
Aspen Highlands Village is conceived of first and foremost as a ski
area village. Aspen Highlands Village favors concentrated density
over sprawl, pedestrians and mass transit over private automobiles,
diversity of uses and social groups over the enforced isolation of
zoned suburbia. The design of the Village Core (Block D) and its
two adjacent neighborhoods relates closely to the best known
European ski villages such as Zermatt, Chamonix and Kitzbuhl -
traditional, alpine villages which existed long before the arrival
of either skis or automobiles. In other respects, however, Aspen
Highlands Village is uniquely American, utilizing architectural
themes from the Hudson River School, the buildings of the
Adirondack Great Camps, the railroad wilderness hotels of Mary
Elizabeth colter and Gilbert Stanley Underwood and in National Park
Service structures from Mounts Hood and Ranier to Yellowstone,
Yosemite and Zion. The design of the Aspen Highlands Village and
the design guidelines draw from these sources.
Specific architectural manifestations of this design philosophy
will include the following:
Asymmetrical and additive building massing will be favored over
19
I Illlll IIIII 423274 10/111111 llllll IIII IIIII IIIINIIII Illilll II IIII
27 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY C —
symmetrical and unified massing;
Buildings will be favored which fit into as opposed to sit on
the landscape - the line between building and site should be
blurred so that the building appears to grow out of its site;
Pitched roofs will be favored over flat roofs, and flat roofs
will not be permitted above a certain percentage of the total
roof area;
The palette of materials, colors and textures used in the
construction of the exterior of a building must be 'local' in
nature, picking up on and reinforcing the palette of materials,
colors and textures found on and around the site; and
The design and detailing of a building should, either literally
or through abstract references, establish a dialogue with the
American Rustic design tradition referred to elsewhere in this
document.
Reflective metal roofs or any other material that tends to
reflect light will be prohibited. The roof materials will be
restricted to blended Earthtone colors.
Specific landscape and site design manifestations of this design
philosophy will include the following:
Site grading, landscaping and site elements such as driveways
and retaining walls should be designed so as to blend with the
surrounding landform;
Wherever possible natural landforms such as graded slopes will
be preferred over manmade forms such as walls;
Landscaping must conform with Drawing L-401.
Existing vegetation should be retained wherever possible (this
is primarily relevant for the Maroon Creek Neighborhood); and
The palette of materials, colors and textures used in the site
should be 'local' in nature, picking up on and reinforcing the
palette of materials, colors and textures found on and around
the site.
Disturbed areas will be revegetated with a planting mixture of
indigenous grasses and wildflowers.
Non -indigenous plant species, with the exception of bluegrass
lawns, particularly invasive grasses shall be prohibited.
No development or clearing of vegetation outside of established
building envelopes, utility corridors or.platted roads will be
permitted.
Planting of indigenous species of plants and trees will be
20
IIIIII IIIII HIS IIIIII IN IIIII IIIIII III1111111 II IIII
423274 10/15/2998 WISP PUD DAVIS SILVI
26 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
permitted outside of building envelopes.
No land formc higher than throo fast will be allowed to be
constructed inside building envelopes.
VIII. Caretaker Dwelling Units
Pitkin County approved ten (10) caretaker dwelling units to be
located in Blocks A and G as part of the Aspen Highlands Village
PUD. One caretaker dwelling unit will be located on Lot 3 Block A
and requires no further review.
Hines Highlands Limited Partnership will prepare nine (9),
official, numbered Aspen Highlands Village Caretaker Dwelling Unit
Certificate (s) signed by the Chairperson of the Board of County
Commissioners and notarized prior to the recording of Final Plat.
An owner of any lot in Blocks A and G (except Lot 3, Block A which
is already approved) shall present the Aspen Highlands Village
Caretaker Dwelling Unit Certificate to the Community Development
Department and proof of public notice to construct a caretaker
dwelling unit when he or she applies for a building permit. The
content of the public notice and notice procedure is described
below.
Prior to the application for a building permit to construct a
caretaker dwelling unit, the owner of a lot in Block A or G shall
mail a public notice of his or her intent to utilize a Aspen
Highlands Village Caretaker Dwelling Unit Certificate to construct
a caretaker dwelling unit to all property owners within 300 feet of
the lot on which a caretaker dwelling unit is proposed. The names
and addresses of the property owners shall be obtained from the
latest records of the Pitkin County Assessor. The notice will be
sent by registered mail. The notice shall include the following
information:
1. Lot and Block in Aspen Highlands Village for which the
caretaker dwelling unit is proposed;
2. Name of .the owner of the lot on which the caretaker
dwelling unit is proposed;
3. Explanation that a Aspen Highlands Village Caretaker
Dwelling Unit Certificate will be utilized to build the
caretaker dwelling unit;
4. Confirmation that an objecting neighbor has fifteen (15)
days from the date the notice was postmarked to notify the
Pitkin County Community Development Director by registered
mail of his or her objection.
A property owner receiving the public notice, shall have fifteen
(15) days from the date the notice was postmarked to object to the
construction of the caretaker unit. Any objections shall be made
by sending a registered letter within fifteen (15) days from the
date the public notice was postmarked to the Piktin County
21
111111111111111111111111111111111111111 M 111111111 IN
423274 10/25/1998 04:16P PUD DAVIS SILVI
29 of 52 R 251.00 D 0.00 N 0.00 PITKIN COUNTY CO
community Development Director. In the event the community
Development Director receives a written objection to the
utilization of a Aspen Highlandg Village Caretaker Dwelling Unit
certificate to construct a caretaker dwelling unit, the Community
Development Director will inform the applicant of the objection.
The applicant for the caretaker dwelling unit may then file an
application for a caretaker dwelling unit pursuant to the
procedures in Section 4-40 of the New Code. An objection does not
bar a property owner's right to a caretaker unit, but requires full
requisite Land Use Code review.
AHV.FPU
AHV.FPT
AHV.FP3
AHV.HGT
111111111111 HIM 111111111111111111111 III 1111 II111 1111
423274 10/15/1996 04:16P PUD DflVIS SILVI
30 of 62 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
22
Lance Clarke, low= Sabaf%w
Pitkin County Planning Office
FROM: Graham S. Wyatt, Robert A.M. Stem Architects
DATE: September 19, 1997
RE: Amen Highlands Vi lore
Building Height Calculations
Building Height Calculations for the proposed Aspen Highlands Village are shown on the
attached TABLE 1. All heights are measured in feet. Height is measured from Reconstructed
Grade in accordance with the methodology approved in the General Submission Resolution 96-
141. The heights shown and calculation methods used am consistent with those presented to the
Pitkin County Planning and Zoning Commission on 417197 and to the Pitkin County Board of
County Commissionen on 7/16/97.
The plan location of each of the ViIIW,s "Maximum Height" points (labeled Point A) is shown
on the attached plan ("Aspen Highlands Village Maximum Height Points") as is the
reconstructed grade plan for the village area
INGSW/bjg
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423274 10/15/1998 04:18P PUD DAVIS SILVI
31 of 62 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
v add : xd� dd5T96MJ eo! u0x:II1 APPENDIX I
Aspen Highlands village
Hines
Robert AM Stern Architects
96027.01
September 24, 1997 -- Original
June, 16, 1998 -- Revised by Davis Horn Incorporated
Table One
Table of Building Heights - Detailed Submission as Modified at
Final Plat
Building --
Maximum eight mid, to Ridge Chimney Height
2 44 ---�
8' 8'
, 51
3 28' S, 7'
4 36' S1 8'
5 43' 4' 41
6 16' 4
7** 26-8 3/4" 161 8'
8
59' 9'
* Height measured from reconstructed grade in accordance with
methodology approved in the General Submission Resolution 96-141.
The height shown herein and calculation methods are consistent with
those presented to the Pitkin County Planning and Zoning Commission
on 4/7/97 and to the Pitkin County Board of County Commissioners on
7/16/97.
** The Board of County Commissioners approved an increase in the
height of building # 7 from 26' to 26' 8 3/4" during the review of
the final plat.
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423274 10/16/1906 e4.16P PUD DAVIS SILVI
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ROHERTA.M STERN ARCHITECTS
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L-405
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L-406
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IGHLANDS
ASPEN, COLORADO
FINAL PLAT
JANUARY 1998
ASPEN 11
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ROBERT A.M. STERN ARCHITECTS
COTTLE GRAYBEAL YAW ARCHITECTS
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DRAWING LIST
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SHEET No. -
_ _._
- - -- . DRAyYING TITLE . - - -- - -- - _ _ --
GENI3RAL --
- — ----- ----- ---- - ----
TITLE SHEET
A005
VILLAGE CORE SITE PLAN
1" = 30'-0"
I"- I00'
L200
SITE PLAN
V = 30'
BLOCK B AND BLOCK C GRADING PLAN
L201
"=30'
1-20,
BLOCK D GRADING PLAN
BLOCK E AND BLOCK F GRADING PLAN
1" = 30'
L20:+
NEIGHBORHOOD, BLOCK G GRADING PLAN
I" = 50'
L204
MAROON
1"=50'
1,2G -A
MAROON NEIGHBORHOOD
BUILDING AND ACTIVITY ENVELOPE PLAN
NEIGHBORHOOD, BLOCK A GRADING PLAN
V = 50'
1,205
THUNDERBOWL
L205-A
THUNDERBOWL NEIGHBORHOOD
1"=50'
BUILDING AND ACTIVITY ENVELOPE PLAN
L2(6
RECONSTRUCTED GRADE PLAN
1"=so,
PIANTING
_ _
MASTER PLANT LIST/PLANTING DETAILS
VARIES
LA00
VILLAGE PLANTING PLAN PART 1
1"=30'
L4")l
VILLAGE PLANTING PLAN PART II
1"=30'
IA32
VILLAGE PLANTING PLAN PART III
1"=30'
L403
MAROON NEIGHBORHOOD PLANTING PLAN
I"=50'
LA04
NEIGHBORHOOD
1"=50'
Lk05
THUNDERBOWL
PLANTING PLAN
I " = 100'
Ixf06
WEED MANAGEMENT PLAN
11 I 12 I 1 i
12 IS
14
1
LEGEND
I
1:
I
r/
KEY PLAN
•
C.ONSDIlllo Dn Mt(D SUBwlssim 2�/"
? CIKNI REVR "/DE 1NlfD SIMYiSvON Dwlt !/9/9!_
t CLKNI "EV�FN/DCiM S"BMSSrON ONN I 1/79/1R
ne. asap — -- vii
ASPEN HIGHLANDS
ASPEN. COLD RADO
:]
ROBERT A.M. STERN ARCHITECTS
460 WEV 346 ST Zr. NFW YOR R, NY 10001
TEL (212) %1.5100 FAX (212) %7.55t1
TITLE SHEET
DRAWING LIST _
- - '- rroR�l Ne �'•
.en�iit otgaa6
CNl f+� nn Sr 1N
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n
AOOI
14
1 1 2
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4 �
1
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of
ASPEN RIGHLANDS
ROBERT A.M. STERN ARCHITECTS
• •oil
�_®
00
-- -- --
- 1 s 4 5 6 7 B �\
LEGEND
NPROPOSED
130
LINE
040,
i ♦ `� _ 'I � / / / � / ,- � � BUILDING
ENVELOPE
/
K
�--_ b
KEY PLAN
EAST- �\
TOWNH S- / v - efoo 6USE /
t,
/Blgck' B \ - _
_ - -- HOUSING .
/ I - --- - _---
� i / � corsotlwrt0 d IPIn 0 s/a./n
--
/rOP rrrlcr courn s/»/Pr/Pr
/ , / / / i � i w/lor cdwn n[irlto •/aa/P/
suanssrou sl l - - - -
DAIL
-s" /
- ASPEN HIGHLANDS
R08 RC nmm RN
6 R
L /
SCIf11UFSF.R. CORDON. MEYER
4.,.000 S•-.Pf. C...»I.
BLOCK B AND BIAIIL C
GIIAMG KAN
/ .enaf a ova+n 1
p
/ L-201
17 1} ,4 15
7 g g
s
h�
M
LEGEND 1
] [ONSOIIMI[D WNW) 9/74/7r
SuM�SSON _
.2 _. rOK AIK.1 [�INin !/75/sI
F cI AM ICAWN _
1 VIIKIK COUNTY DIIN110
st.8.15SON sn
ASPEN HIGHLANDS
tea.COwRADD
ROBERT A.M. STERN
ARCHITECTS
W wwt 3" fntEfT, WW TOtR MT Mfll
M 01]) %7.SIN • !AX (n) M•!SO
SCIIMUMER. GORDON. MEYRR
cuK.eoo I—S. ci I. —
BLOCK E AND BLOCK
GRADING PLAN
f"607 l 09/71A I
TAD I N, Ke. Scat
1 _•Xa_0_5_ j 1 •30 _
D—a j Na
L-203
J
� k
--- —- - 2 3 4
LEGEND
. ^ J .,,�. - nt7o Il _ EX1511Nfi C.OHTOURS
M COMMON AREA i
,ME'' BOWL. all
/..
PROPOSED COST OURS
• MANOR•
13\
�..
,. •' .,• a .- / � I �.I _ •\ \ / —_•-__ pRppERTY LINE
ty
'�... - / '+ — .,"�' i I �M[L �•1 /' f/ _ I I ACTIVITY ENVELOPE
Lea MCI`MV PB(M.):
op
of
y\i KEY PLAN
•�`` '� .. - Y` % ��%%,! /�.. \ ice' II r/,.. �� \ ,
\ i O
: de- \- F COMMON AREA -- /
Ofm
IN
'.� .' ° A°10 \ — 11SRN ..fi.UNOs NIIKS fMY qAl 9/74 9fe
"A
coNsmv-1 aTwlto weNaswN +/7'/+T
=r
FOR PC" rouwn au«IUIION
caw" DEIMIC sueY-ssoN SO
Y,
� \ � �' � r � N.. rssvc wIc
ASPEN HIGHLANDS
1 - ' ( . ".•'�� / Z'. 18 ' •yi ' \\;, - i\ ' : 1) ASPHN, COLORADO
ROBERTA.M. STERN ARCHITECTS
460 WEFT )CTS
YTY r I W STREET, qEW YORE NY I
7990 • / I ✓ - TP1. (211)!67.3100 • FAX pO)l67-0Sp
19
SVIYUESF.R• CORDON, YF.YER
-
1BtCk 'E
,
MAROON NEIGHBO
RHOOD RH 00D
LAN
` ' TOWNHOU9 / \ �.' � •• � BLOCK GGRADINGP— - -_
iBl9ek �, / / �� / / �eo�i �u_r
- - --- so
.M N
eL-204
.y Tom"
10 it 2 t�
- --
t 7
--_----- ------- -
-------- --- ------
M
1 10 I 11 1 12 1 IS I 14
COMMON AREA
JERO:ME BOWL
13
K BUIIDINO / \
J
C
m
C.
E
1 i 2 _ S 1 4 1 5 1 G 1 7
ENvP1.OPE(TYP.)
ACTrvrry
ENvElAee (lYP-1/ l 5 ` i� / , 15 N, \ o
16
4.
12
/ — \ ` \ COM-MO*AREA---\
F
COMMON AREA \-
Bloc Gl� ' / // / NEIG ORHOOD I \
LEGEND
N
I __— • - — PROPERTY LIFE
/
I
A( TIVITY ENVELOPE
I
r--
I i BUIFOIN6 ENVELF�
v I
KEY PLAN
_ ,/
e
10--
/ / 8 ��\ /y7Jy'Y"' / eSMN NtLwI W05 NllNi fMM. RBI ___. NN 1999
// / • _ _ .+\ / ,� \ \ / / Q,,�'< / 17 / \ ( 7 FOR Sn WN coUNT IflN flW10N� .. e/75/71
etl10N COUNT♦ onNUO SUON690N SEI
rsuf
_SeFASPEN HIGHLANDS
n
I ,• /
(\ 18 / �:- \\ / / ` \ ASPEN. COLORADO
t
\ \
19
Block /� / ��\ / /_0
\ WEST / / `�•�' ?�r / /
\\ TOWNHOUSES /; /
Block E /
1
TOWNNOUSF.S ♦o /
In
11"T
12
1 2 S 4 I G 7--
ROBERT A.M. STERN ARCHITECTS
%p WEST 346 STREET, NEW YORR• NY Iwol
TEL (Ili) %7-51W • FAX (212) %7-55U
SCIINI;F.SFR, CORDON, YFYFR
ul. a. co f.fa,
MAROON NEIGHBORHOOD - BLOCK G
BUILDING & ACTIVITY ENVELOPE PLAN
e60770! k7 !. N96
CAD Fie No. SceN —
() oe 9 No
L-204-A
_ -- } � 10 11 17 13 _14
-- - - 2 4 5 6 \ — LEGEND
N
(yam'
-'71i / / `. \ , ♦ ` la E7OS1146 GONIOURS
\ \.\
\`
/ \ o+ \ `i
.` \ 'o • '-` ` - PRDV'YY5ED GONI OURS
PRDPERTY LJW
ps
\•. \,\ �\ .( `��� UaDN I \. A r-iivirY ENVELOPE
K ,� \ ��; j. I ``; \• \ 11IUNDERBOWL r - -
BULV146 ENVELOPE
. f.
a, \� io tR.� NL 1 �•�-_�'\' KEIGHHBO�RHO00D'\' `. \\1�`� 4 Imo\ ` Z,' \' •'oi/'..,:� ', �;�, ---
VLmrA
' " .... KEY PLAN
-
- o
16
F--
_
---
-- - .\ ` \ , \. \ ._ -. -- . .. - .. - . ..�- � \ �� ` — — — — — — , ; •SRN MGWMIOS NIUt{ IIYI RA1 __ __ B',
, .. _ _ a• �' "�-' -- _ [ mrsaaao on�ncu aerssae ,/r /,
\ ♦ \ \ _ - ..:_ .. ... .. - OR n1uM Oww'' CLA'.." 110M It/73/V
\ \ \ - - _- ... .. _ - ♦ \` -. FIOM COIM\' D[IMlEO SUBYKSOON So !/,]/„
E \ \ \ •, �a ` a1W art
\ • f -` _ ASPEN HIGHLANDS
ASPBN,(DLARADO
e
ROBERT A.M. STERN ARCHITECTS
4m WEST 346 STR�. NEW YORE, NY 10001
7PI• (11 ):) %7.3100 ' /AE (212)fA-!Stl
\ ♦ - '` • `• , ` �` ,. - - SCNMUESER, CORDON. MEYER
THUND
NEIGORHOOD
BLOCK A�GRADING PLAN
i •. \\ \yam\ - .. � - - - _ _ ,emtio� a N.r
OHS
O /CAD fg-
also
._ L 205
e,o ` 10 11 12 13 1 14
4 5
7 '- •-: _ 6
1 7 3 ___ ------ .. — -- -
NI
vI
KI
JI
c
11
C
14
-I
s
\-
/ , ACTMIY
/ ENVELOPE (TYP.
EE�U1L.DIN E MP-)
I III \ TI IUNDERBOWL
-- -- -- - �" THUNDERBOWL
NEIGHBORHOOD I / 1 I I: I I 2 / '\
COMMON AREA
If / \\\
If If
/ 12
/
/7. / I
6 I 1
I / � 4
Block A /////
\�
If
9
\ \ IU �
I .
� COMMON AREA\
V
g g t 01 1 1 2 I 1 3 I 14
t 2 S 4 5 6
LEOEND
-- • • —
PRDPERTY LINE
I
I
I
kTI VITY ENVELOPE
r— —
I i
S11L DING ENVEL OPE
L — — —
i
KEY PLAN
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Y �,0
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.
-
ASIiN r«CNI AMOS Nll Af.[ IM4 qpl ---
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ASPEN HIGHLANDS
ASPEN. COLORADO
ROBERT A.M. STERN ARCHITECTS
_ ... 460 WEST }wy STREET. NEW YOR& NY 10001
TEL (212) %7-3100 - FAX (212) %7-73811
FCIIWU"FN. GORDON. YEYFR
. wsl 9r..11l,
ul. �na9 v.r<a. 9 I.ol
HUNDERBOWL NEIGHBORHOOD -BLOCK
BUILDING & ACTIVITY ENVELOPE PLAN
bO7Y o� jl Y 7. Nb
CAD f9. No. Seat
Do.+p No
L-205-A
K
K
JI
%\ ,0 11 ------ 1J Ito
---I--- `
--7
-------------------------
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nno
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ASPEN MCMAIM MLLACE f"X
t OONS0.MIED DE111NED 5\INUGSON
ASPEN HIGHLANDS
ASPEN. COLORADO
ROBERT A.M. STERN ARCHITECTS
C --
4" WE.TE 3M! STRPEr• NEW YGRR NY 10001
2P1. (212) %7.5 JOE • FAR (712) %7-SSQ
RECONSTRUCTED
GRADEPLAN
DM,
CID (>. Ila Sc.k
--
n tk—; p Na
L-206
_
z
4
t
VILLAGE CORE PLANT L =
slue S t.1er. L+DL LAST
N
co—FaTI II.VE
spA _
aT7 prAM(J.L IIP+E
TREES
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WILDFLOWER MEADOW (6OalOo•IJ
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PLANTS FOR ANY ACOITIONAL PLANTP45 TO BE 5FIECTED FAOM LISTS 9ELOM
(e-I SHLM, A-1 SPU&SSES, A-5 PBREWIAL51I
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J 1 I VILLAGE GORE PLANT L15T
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MAROON NEIGHBORHOOD PLANT
TTN'm t1m
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DELIOUMIS SPECIES
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PLANTS FOR ANY ADDITIONAL PLANTNS TO DE SELECTED FRO.1 LISTS DELOIN
(E-1 5I14I15. A-1 GRASSES. A-S PEREINIALS)
J-5 I MAROON NE16IiBORH000 PLANT LI5 T
PERENNIAL. FORBS
SCIENTIFIC
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L,V— u'gs :: D.Lr LWN•
L.Ip.b. bM�d�l.r�letc{.ga. lntr, rrWl _d .
f4itveo rrGlbfa .
O.rItalW.a d.p-p—Coa S . Cr.LJ
OOnnppoow. I•rdlrl Car✓"�
P.evNrr wparse flo.,L Prrrrt•rllon
v.r.t.rrbnW.—May P.n lwrn .
P•nf —.A�p�pP���� Gnyl..lor
Pa{.r.lI. plk/r.+nta DIorlH.re S.fm
R.*N, lb NHo Sy �ypr.fe.l
• b .rre fOr• SabTTn� r of
S.r.Crt..I.IIOIG L 5pld.rnad
r
S.' arm�� . ft. tr •I+wollw.
TTrlrty. r�dlrt wada+`t'
1
Tr.olr.n pal.•+. f.,�,,.,Lv,m vntcn
VY.b tf..rlrar
vlg,r.o .rnlnit.a � wrt.
Vbb tardrrr
A-5 I tERLNNIAL 1-UK"--1
g g
5 6
�Y
tUI 11 I1)
1.5 1
14 -
LEGEND
TI IUNDERBOWL NEIGIIBoRIIOOD PLANT UST
Nurl t..m
aTY BO'1ANICAL NAFle
LP0'0r KApe
YALIM
TREES
"Re -we. SfEUfS
to 2'-5' P4..a �tg.lnon
OrD
E'9'�^•`-� ure
M Irld
M rrkll
j 10,9. v�o y..�ol�
a�.� �• eye
(Mi.i.I�d y
IS 7 S' Rua pvtgrr
6'-4 Pk
Co Du �r OrD
Golroda DN 5p"��
M Irld
12 p-9—
5 0'-IS' vtl.s. P^9•^•
Lole.000 Der S,,xw ,7rD
f► rrld
DECIOVOVS SPECIES
10 6-10 P.pl V.II
Bfe
aoo "I Aft- DID
M lrrd
M Ir NQ
10 0-27' Pop,- V..vbld.f
WILDFLOWER MEADOW ITD0400f1J
I
olA/n I.OILwI
Rio...
Fy" f•.d
r+.a
M Ir1d
M rrld
mar' •l+er
D0 y
wd
M rrld
6ronHn .Ir.taMHv.t
6..tf.✓. I —I
M I.,W
L.p PrrMr
a- Flo. Mee
r. /rld
rgeVt
So
StNr lips ie
(T- frlm
b,
vrrt..tor+ •TrN.6r
P_L
Rxq TK v.r.t
rM101o..e• fe•dtg to W d_ w" rotFre wtrlal od ft�d bcol r.ectic.•1
PL^KTS FOR ANY AODInOK&L Pt_^MTINb TO
Be SELEGTT9 FROF LTST`- BELaf+
er-I 5HR1Dr. A, 6RAS5ES. A PBRET.rtALS)
J-10 I Ti1UNDERE30Wl_ NETGIiBORHOOD PI_ANi LIST H
KEY nAN
E-10 IYPIGAI_ TREE PLANTING DETAIL OVER 5TRUGTURE
olual✓i MADE
S'r LA
2Ar
wdvsrr.Ft n
MTtI eR
- yrP ToR
yrNv r.e ra.s,m
r1/WD5 NtIACE r"AL
10/15/17
T REVMMSATED
DSAKED St1eN15A0N
LCcal[a
COUNTY CLARIFICATIONlrM
DEIALED WONISSTDR SET—
_.
DATE
TFpPLY RMOKm
PLNO't.AL�M
ASPEN MGMANDS
/LSP@Q, CDL:ORADO
ROBERT AM STERN-ARCIiITE(,'is
.RAP -.-MO WaT mr rmwr. NEW YOM W �
TTL = 967-SM • FAX = 167-M
SCIINUF.SFR• GORDON. MEYER
,tf nf, fTF f,Do
41rv..0 f..INr
S.s M
pm) Nf-rNr
- — PLANT USIS
PLANMG DETAILS
-------- — -- R.j• N.. Der
4611, - - -
CIO Ei. N.. Scf4
L-.00DfaD HIS
r tra. g N.
L-4W
A-q IYI'IGAI TREE R /,NTINC, DETAIL_ ON 51.OPE NTH
1 1 12 I} 1 4 .ro..1 t-T.-+e 62N+ P- EST
10
-- _ 3 4 O
` l
N L
T ti}
M 2
OD
� 0
00 j
00 - _
O �'
�� 11QQ�� 7 /
LJ K 0 O /
/ O C
0
00
ti
H
d� Block
EAST
0� 0 ° JoWNHOt
�6gO
C
F
Block B �.
�10 AFFORDABLE.
HOUSING o
}) 1, O
_ n C
_0 � -�
T�
FFZotllcn
i
N tremuloldes
ng Aspen
ougust,1oleo
"-ICOVed
n"OOd 'Idaho' LOcuslungens
Golorodo Blue Spruce
i
Plceo engelmonll
E elmonn's 5prvice
,tQ Mixed species of shrubs
K Wildflower Meodow
Existing tree cover
E-X,A.GxAGJGT PLANT LOGATLONS TO BE
yERIFIEo IN TTf FIELD. GUANTITIES
PER %EET L400
KEY PLAN
f — - --
15PFN eeaUWDs NIUDE -- '"" Twe
nrMt PUT —"--- _
E
So PLAT
DnNIED suDNRsON
2 (011 PTIKfV coljK CWIE ICAIK]N
t RTKIN CDUNT' DETAILED SUBNISSIDN SE'I b/2]/f6
Ne. 6SUE as
ASPEN HIGHLANDS
"mN, CDLORADO
ROBERT A.M. STERN ARCHITECTS
c-------------
460 WLST M& STUET, M W Y-F- NY 10001
TEL (212) %7-3100 • FAX (212) %7-5583
SCHYUESER. CORDON. MEYER
of a m flu
uT«raoo f•f.cf. ce weI
(nel of-Iaa
VILLAGE PLANTING PLAN
PART ONE
�- �607104 }�T 7. Nfb
W (ie Mo. Stole
n be�«y Ne
L-401
I 3
r. 7 1
g 1 6
10 I I t I 11 1 1�
a�5 1
14
10 LEOEND
N populvs tremuloldeS }'
0 Ovoking Aspen
populvs Ovgvstifollo
lv' Norrow-leaved
N cottonwood
j Robinlo 'Idaho'
l Idaho Locust
PlE.eo pungens
Golorodo Blue Spruce
+ piceo engelmonli
Engelmom'S Spruce
�( Mixed species of shrubs
✓ . ) Wildf lower Meodow
wExisting tree cover
EXACT PLANT LOCATIONS TO BE
i vERIFIED IN n-C FIELP. QUANTITIES
19 PER SHEET L400
KEY PLAN
V
c _
I —
. 15P[N ,uCNIANOS NllN2 —_—__ Alin lYiO
-- .1NAL PLAI
_
LJ CONSOLIDIII[0 DE1Nl[D SUBNKSN)N —91_
F 2 EOA P11NM1 COVN CIM/ICAPON _ ---- !/7S/17
1 Pi1NIN CDIINIY OC INlCO jUBN15yDN SEl _ !/7!/tr6 -
No. ISSU( DAIC
1, ASPEN HIGHLANDS
ASM NSODULADO
ROBERT A.M. STERN ARCHITECTS
c
SCHYUESER. CORDON. WEYER
Iu wa !o- u.ln
a u.noo w.cl, co n.ol
(m .o-,ea
VILLAGE PLANTING PLAN
PART THREE
FAD n. No.-- Scot
L+ol eves - !' : 90---- -
n D--g N.
L-403
LEGEND
N
O
Populus tremul OldCS
Quaking Aspen
Populus OugustlrollO
C.l1
J
Norrow-ICOVCd
/
cottonwood
y
Robinia 'Idaho'
Idoho Locust
Plc.eo pungens
I
Colorado Blue Spruce
biz
Piceo engelmonil
Engelmonn's Spruce
,r
Mixed specles of shrubs
(.�
N
OWildflower
Heodow
Existing tree cover
EXACT PLANT
LOCATIONS TO BE
)
VERIFIED
IN THE FIELD, QUANTITIES
PER SHEET
L400
KEY PLAN
r,
YN love
f
]
cmSOIIDAIM DnNI(D SLT ISSION
7
TOR rnNM Cwim Ot ARwI 'QN _.
r/25/1(
1
No.
PnNN1 MIN" DEINICD SUBMISSION SO - _
rim
F/23/e6
DAI( —.
ASPEN HIGHLANDS
ASPeN, COLOILADO
ROBERT A.M. STERN ARCHITECTS
460 WEST NEfi sTXPET, NPW YORX, NY IODDI
T-P-L (212) %7-1100 • FAX (212) %7.55"
SCNMIiESFR, OORDON. 4F.YER
au�u vwn
u n.noo c co .peal
(a T01 •an ��ea
MAROON NEIGHBORHOOD
PLANTING PLAN _
Dill.
CaD (�. Ne. Scale
o-e.My N.
L-404
S" 7 I g 1 9 1 10
fi
A";_
7 B 9 1u
r
1
,
6
4
MIXED A5rEN A VER(
Block A `KEEN PLANII + wIL
NEIGGHHBORHOOD
(D 5
B
9
. Ty
GAr
_ �4N
► ' � \ 10
O
Q O
COMMON AREAO Q1 OQ
p
(` "0
7 g 9 10 11 12 1i S 14
LEGEND
`J
Popvlus tremuioldes
Quoking Aspen
C�
Popvivs ovgvsti►olio
Norrow - leoved
Cottonwood
1�
Pobinlo 'Idoho'
Idoho Locust
Piceo pungens
Colorodo Bive Spruce
(`•(,
PicCo engelmonil
EngelmoEn's Spruce
�U
Mixed species of shrubs
(
\
Wildflower Meodow
Existing tree cover
EXACT PLANT
LOCATIONS TO BE
VERIFIED
IN 1HE FIELD. a)ANTITIE5
PER SHEET
L400
KEY PLAN
O
142)
rw IY9r
-- _
- -- -
AsrtN Mc.LANOs NUAu _—
-
J
r.,k PIII
CONSOL WrCO
DCINL[D SUDNISADN _-_ -
f/2./f/
7
(OR PIIKN
COUNT CLNilrCAMN
1
NIKN COUNT' DEINLED SUBMISSION Sn
()
ASPEN HIGHLANDS
As"N. COLORAOO
ROBERT A.M. STERN ARCHITECTS
"a WEST 34d gram. NEW YOIUC NY Io001
TEL (212) %1.5100 • FAX (212) %7-AN
SCIIYUP.SER• CORDON, 11EYrR
m o. u. nau. on (RR
u r..Roo f.MKGS. co nul
pia) ae-.ea
THLINDERBOWL NEIGHBORHOOD
PLANTING PLAN
q 2102 ylY �. INb
---
�..mm�D_ . _ • s0 _--
0'—M' N.
L-405
]I�f1P
•mi'
1 � •
•
r /
r
06
T .*
I �B
r ;,�; ■rss.0 uu
�.wr4 �
�l
l
-- _-- — - K
VAN
�'•�
F
1 r01 rnnr co ♦rrr cws+uron �mM
w. aa1E art
r.unr an•.rr � �-
o ASPEN HIGHLANDS
••r uu• ru•r•• 1= nim n...• Fm:w COUNTY, COIDRADO
r
c O O O ` _� RAL INFORMATION
O O (� �' PRI N FOR HEED +TIOK EMEHT STU BE MORE _
E pURINb GOHSTFiUC,710N, HtT1 DISTURBED 5045
O ♦ 1 E MINT LIMNS CONSrRa1GTIM POLL CONSIST
^ a, ILY OF MEGNANIGAL AND CHEMICAL CONTROL
B (�J) -� •�•h.rr•4 �..M ••W METHOD. IHGLU iIN6 HO"148 AND VSINS HERBICIDES. e
RESPON5IBILITY FOR ►•EEE) MANA6EH'ENT IN AND AROUND
POLTROUT POMP POLL REVERT TO 0114 ER OF POND AFTER
RENOVATION BY NINES.
® PRIORITY PC MAKA&EhENT SEE LANDSCAPE ARCNITECrXAL 0WIDELIES FOR MEW
AREA DURII16 CONS MANAGEMENT RE411REMeNTS IN MAROON CREEK AND
TH NIXRZX)W _ NVONBORHDODS FOLLON146 CONSTRUCTION
/ • 1 O LOINS PRIMARRILYY ON CILTURAL AND BIOLOGICAL CONTROL
A ® RM IoEEV MANAASEM�cNT AREAS POLL PELT
PRIORITY AREA FOR LONG METMOVS, To 6ROMH DI DESIRABLE PLANTS.
AND EHCAURASE A
THE TERM NEED MAHAfiEMENi
1 2 3 4 5 6 7 B I 9 10 I1 12 3 14
ROBERT A.M. STERN ARCHTTECTS
ua wpxr sue STRMr, Nm YORE MY (00o1
7II. (212) W-5100 • FAX (712) 0167.731111
SCIIYUESER. CORDON. YEYER
GI..00. !•nC>L m II W I
pn1 w-u..
WEED MANAGEMENT PLAN
Yo770i /yb1/yT 1, I•fl
u0 F.. w. few•
• L-406
r