HomeMy WebLinkAboutLand Use Case.CU.204 E Durant Ave.1982-CU-2RONALD GARFIELD
ANDREW V. HECHT
GARFIE1LD & HECHT
ATTORNEYS AT LAW
VICTORIAN SQUARE BUILDING
TELEPHONE
(303) 925 -1936
TELECOPIER
(303) 925 -3008
CABLE ADDRESS
' `GARHEC'
601 EAST HYMAN AVENUE
SPENCER F. SCHIFFER ASPEN, COLORADO 81611
KATHERINE HENDRICKS September 2, 1982
WILLIAM K. GUEST, P.C.
KIRK B. HOLLEYMAN
Mr. Sunny Vann
City of Aspen Planning Department
130 S. Galena
Aspen, Co. 81611
Re: GMP Submission for the Carriage House
Dear Sunny:
In accordance with our conversation this afternoon, I
am submitting herewith a revised application for a Growth
Management Plan allocation for the referenced project. As I
indicated to you, our client, Mr. Cantrup, has requested that I
do this for technical clarification of some ambiguities which you
might find in the document as submitted as well as to correct
various typographical and grammatical errors in the original
submission. It is my understanding that you would not accept a
substitute application except for such technical clarifications
and you will compare both versions to determine whether or not
that is in fact true, reserving the right to not accept the one
submitted herewith in the event that you find that there are any
substantive changes therein. This submission, of course, would
not affect the validity of our original application should you
decide not to accept it.
I very much appreciate the consideration you are giving
us in this regard and want to thank you for your cooperation.
Very t my yours,
GARF LLD & HECHT
$o r F. Schiffer
SFS /pg
enclosure
CC: Hans B. Cantrup
THE CARRIAGE HOUSE
LODGE DEVELOPMENT
GROWTH MANAGEMENT PLAN APPLICATION
FOR
26 LODGE UNITS
h.\Np]
5 EMPLOYEE UNITS
AT
204 EAST DURANT AVENUE
SUBMISSION DATE: SEPTEMBER 1, 1982
LODGE DEVELOPMENT
M
GROWTH MANAGEMENT PLAN APPLICATION
26 LODGE ACCOMMODATIONS
5 EMPLOYEE UNITS
SUBMITTED: City of Aspen Planning Department
130 South Galena Street
Aspen, Colorado 81611
APPLICANT: H.B.C. Investments
450 South Galena Street
Suite 202
Aspen, Colorado 81611
303/925 -8610
OWNER: Hans B. Cantrup
P. O. Box 388
Aspen, Colorado 81612
303/925 -9365
REQUEST FOR APPROVAL
This application is submitted pursuant to, and in
accordance with, Ordinance 27 Series of 1982 for a Growth
Management Plan allocation of twenty -six (26) lodge units and
five (5) employee units.
The project, including both the lodge and employee
units, will be located at 204 East Durant Avenue, on a site which
is presently occupied by the Carriage House /Pines Lodge.
-2-
LODGE DEVELOPMENT
GROWTH MANAGEMENT PLAN SUBMISSION
APPLICATION SUMMARY
1. Project Name:
2. Project Location:
3. Street Address:
4. Parcel Size:
5. Current Zoning District &
Zone under which Application
is submitted:
6. Maximum External FAR:
7. Open Space Required:
8. Open Space Provided:
9. Internal Floor Area Ratio
Requirements:
Maximum Rental Area
Minimum Employee Area
Minimum Public Space
10. Internal Floor Area Ratio
Provided:
Rental Area
Employee Area
Public Space
Storage Areas
11. Number and Type of
Units Proposed
Carriage House
Lots K, L, M, N. O. Block
77 City & Township of
Aspen
204 East Durant Avenue
15,000 sq.ft.
L - 1 Zone
15,000 sq.ft.
3,750 sq.ft. (258)
4,395 sq.ft. (29.38)
10,000 sq.ft.
1,250 sq.ft.
3,750 sq.ft.
15,000 sq.ft.
9,270 sq.ft.
1,650 sq.ft.
3,750 sq.ft.
240 sq.ft.
14,910 sq.ft.
26 Lodge Units
5 Employee Units 12.
-3
12. Size of Units
13. Price Range of Units
14. Subdivision Review
15. View Plane
16. Special Procedure required
17. Stream Margin Review
18. Historical Preservation Review
19. P.U.D.
20
21
Stream Margin Review
20 Lodge Units @ 330
sq.ft.
6 Lodge Units @ 370-
660 sq.ft.
5 Employee Units @ 330
sq.ft.
26 Short Term Rental
Lodge Units at Market
Rates.
5 Employee Rental Units
Under Low Income Rental
Guidelines
No
None - Property is
unaffected by Wheeler
Opera House View Plane
No
No
No
No
No
Description of Surrounding Existing Land Uses & Zoning:
As shown on the address /vicinity map, the surrounding land
use is predominantly that of short term lodge and
condominium accommodations. The Chart House Restaurant and
Wagner Park are also in the surrounding area.
Existing projects and facilities contiguous or adjacent to
the project include the Aspen Manor Lodge; Chart House
Restaurant, Southpoint Condominiums, Lift One Condominiums,
two single family residences which are next to the
Inverness Lodge and Winfield Arms Apartments. Deep Powder
and the Limelight Lodge. The Project as proposed is
therefore most compatible with the existing zone district
and surrounding land uses. Existing zone districts are
shown on the vicinity map.
-4-
22. Project Overview:
The project will consist of twenty -six (26) lodge units
and five (5) employee units. The employee units will
provide sufficient housing for employees of the lodge and
will be located on site. The site is the present location
of the Carriage House /Pines Lodge which was once operated as
a lodge and now consists of six (6) residential
multi - family type units. Prior to demolition of those units
the applicant would proceed through the approval process
necessary for the verification and inventorying of those
units in contemplation of their reconstruction at another
location as residential multi - family units should the same
be permitted at some future date within the purview of a
transfer of development rights ordinance.
Twenty -two (22) parking spaces would be provided in an
underground garage and nine (9) spaces on the surface. Both
parking facilities would be accessible from the alley
adjacent to and north of the property.
Amenities will include a lobby, conference area, bar, dining
area, health club and swimming pool, all of which will be
exceptional in terms of quality and spaciousness in relation
to the overall size of the lodge. There will also be
fireplaces in each of the lodge units.
(1) Availability of public facilities and services (maximum 10
points). The commission shall consider each application with
respect to its impact upon public facilities and services and
shall rate each development by assigning points according to the
following formula:
O - Project requires the provision of new services at
increased public expense.
1 - Project can be handled by the existing level of service
in the area or any service improvement by the applicant
benefits the project only and not the area in general.
2 - Project in and of itself improves the quality of service
in a given area.
a) Water (maximum 2 points) considering the ability of the
water system to service the development, and if a public
system, the applicant's commitment to finance any system
extensions or treatment plant upgrading required to serve
the development.
-5-
There is an existing eight inch water line on Monarch Street and
a six inch main on Durant Avenue immediately in front of the
project. Discussions with Jim Markalunas, Aspen Water
Department, revealed that the existing main on Durant Street
could easily handle the proposed project. There would be no
system extensions or treatment plant upgrading required to serve
the development.
The project site is currently served from the six inch main via
two lines that run onto adjacent properties as well as along the
alley. These lines have both experienced leaks in the past and
create an engineering and maintenance problem for the Aspen Water
Department. This lodge project can, in and of itself, improve
the quality of water service in the area as the applicant agrees
to abandon the existing old lines and install one new line to
serve the project and adjacent sites.
b) Sewer (maximum 2 points) considering the ability of the sewer
system to serve the development, and if a public system, the
applicant's commitment to finance any system extensions or
treatment plant upgrading required to serve the development.
There is an existing eight inch sewer line and manhole on Durant
Avenue immediately in front of the project site. There is also
another eight inch line along Aspen Street that connects the
Durant Avenue line with a third eight inch line that runs along
the alley of Block 77, immediately behind the project site. It
is this alley sewer line that currently serves the existing
facilities on the site, running to lot "L" of the parcel.
Conversations with the Aspen Metro Sanitation Department, Heiko
Kuhn, indicated there is sufficient excess capacity to serve the
project without any system extension or treatment plant upgrading
required. The existing sewer lines are most capable of serving
the proposed project, and the existing sewer connection on Lot
"L" will also serve the new project.
Wastewater and sewage requirements are directly related to unit
size and occupancy. Applying the Colorado State Department of
Health Standard of 100 gallons /person /day to occupancy standards
of 1.5 people per lodge unit (in a size range of 330 sq.ft.), the
project would generate 4650 gallons per day. The Advanced
Wastewater Treatment Plan (A.W.P.) has a capacity of 3 million
gallons per day, of which an average of 2.3 million gallons are
used. Consequently it is seen that the plant is running at only
778 capacity. As this project would generate less than 1/6 of
one percent to plant capacity, it is well within the capacity of
the system.
-6-
The project, in and of itself, will improve the quality of sewer
service in the area in that the applicant will commit to
financing the maintenance of the sewer line in the alley for
clearing out cottonwood roots that occasionally block the lines
and cleaning the manhole blockage that occurs as a result of
grease contamination from the Chart House. Such maintenance will
keep the lines clear for all users on the'line in the area, while
improving service to all the users and eliminating the history of
litigation involved with the blockage of those lines in the area.
c) Storm Drainage (maximum 2 points) considering the degree to
which the applicant proposes to retain surface runoff on the
development site. If the development requires use of the
city's drainage system, considering the commitment by the
applicant to install the necessary drainage control
facilities and to maintain the system over the long term.
This development will have a drainage control system to collect
and retain water drainage on the site. A series of drywells
located at various places under the project will provide
sufficient capacity to retain runoff. The drywells will be
designed and placed consistent with standard engineering
practices. The result of this system will be to effectively
retain and disperse underground, surface, and roof water runoff.
The existing storm drainage facilities in the area include a 27"
reinforced concrete pipe (RCP) in the center of Aspen Street and
an 18" RCP on Durant Avenue. Storm drainage service could be
imrpoved in the area by placing two additional catch basins on
the northerly corners of the intersection of Aspen Street and
Durant Avenue which the applicant will commit to doing.
d) Fire protection (maximum 2 points) considering the ability
of the fire department or the fire protection district to
provide fire protection according to the established
response standards of the district without the necessity of
establishing a new station or requiring addition of major
equipment to an existing station; the adequacy of available
water pressure and capacity for providing fire fighting
flows; and the commitment of the applicant to provide fire
protection facilities which may be necessary to serve the
project, including, but not limited to, fire hydrants and
water storage tanks.
9
i
There are three fire hydrants in the immediate vicinity of the
project. One hydrant is at the corner of Durant Avenue and
Monarch Street by the Blue Spruce Lodge; another is located at
the intersection of Cooper Avenue and South Aspen Street by the
Cooper Street Lofts; a third is immediately adjacent to the
project site, at the northwest corner of Durant Avenue and South
Aspen Street. As per the letter from Willard Clapper, Fire
Chief, Aspen Volunteer Fire Department, all four corners of the
property are well covered by fire hydrants. The fire department
therefore has excellent ability to provide fire protection
according to the established response standards of the district
without the necessity of establishing a new station or requiring
the addition of major equipment to the existing station. The
project site is only 7 blocks from the fire station, and within a
4 minute response time. Water pressure in the area is 65 P.S.I.
static. Due to the excellent location of the site and abundance
of fire hydrants with good water pressure, there is no means of
improving fire protection service in the area. The excellent
service already provided in the area is an inappropriate handicap
under the current G.M.P. scoring methods.
e) Roads (maximum 2 points) considering the capacity of major
linkages of the road network to provide for the needs of the
proposed development without substantially altering the
existing traffic patterns, creating safety hazards or
overloading the existing street system; and the applicant's
commitment to finance the necessary road system improvements
to serve the increased usage attributable to the
development.
The project is ideally situated with respect to roads and traffic
circulation, and clearly would not substantially alter existing
traffic patterns, create safety hazards, or overload the existing
street systems.
The site is at the corner of Durant Avenue and South Aspen
Street, both of which are served by the City of Aspen Free
Transit and Pitkin County buses. The Rubey Park bus terminal is
only two blocks away. Lift 1 -A is only four blocks away. The
commercial core and downtown area is only three blocks away.
The original car generation data supplied by the U.M.T.A. in 1978
has been updated by the "Aspen In -Room Survey, 1979/1980" (by
C.R. Goeldner and Aletta Stamp, Business Reserach Division,
University of Colorado). Using data developed by this study done
for the Aspen Chamber of Commerce, it is estimated that 26
tourist rental accommodations will generate approximately 8 to 14
vehicles in the winter and summer seasons respectively (see
appendix A). Traffic impacts are therefore negligible, if any.
-8-
Comprehensive traffic count information along Durant Avenue is
not available to quantitatively estimate any traffic impact.
Hours of principal daily usage is expected to be between 8 - 10
A.M. and 4 - 6 P.M. Both South Aspen Street and Durant Avenue
are major street linkages being of a width and capacity to easily
handle the needs of the proposed development as a consequence of
which there will not be alteration in existing traffic patterns,
creation of hazards, nor overloading of the existing street
system. These streets were part of the major road improvement
program implemented last year which substantially upgraded the
streets in the area. Access to the project's parking areas will
be from the alley, and will therefore not require any additional
curb cuts.
The project will, in and of itself, improve the quality of road
service in the area in that the applicant will commit to regrade
and pave the entire alley in the rear of the project. This will
improve road access to the Aspen Manor, Limelight Lodge, and Deep
Powder. The applicant would also commit to install a street
light at the end of lot "O" on Durant Avenue, and another light
at the end of lot "K" on Aspen Street to improve road safety.
(2) Quality of design (maximum 15 points). The commission shall
consider each application with respect to the quality of its
exterior and site design and shall rate each development by
assigning points according to the following formula:
0 - Indicates a totally deficient design.
1 - Indicates a major design flaw.
2 - Indicates an acceptable (but standard) design.
3 - Indicates an excellent design.
a.) Architectural design (maximum 3 points)
considering the compatibility of the proposed
building (in terms of size, height, location and
building materials) with existing neighborhood
developments.
The proposed building was specifically designed to be compatible
with existing neighborhood developments in terms of size, height,
location and building materials.
With respect to size it is of a moderate size relative to
surrounding developments such as the South Point Condominiums,
Timber Ridge Condominiums, Limelight Lodge and 210 Cooper Street
Lofts, as a consequence of which it blends well with both the
larger and smaller developments.
-9-
The architectural design of the project with respect to height
also blends in well with the diverse elevations seen in the
surrounding developments. The project meets code requirements at
28 feet and offers an additional intermediate step between the
one story high Aspen Manor and the four story high South Point
Condominiums. The roof is also graduated to give character to
the roof line, and follows the property contours.
The project is located in the L -1 zone, surrounded by other short
term accommodation developments. vehicular access has been
designed from the alleyway to minimize curb cuts. The lodge
faces Durant Avenue and Aspen Mountain. The lobby entrance is
South Aspen Street. This design is most compatible with the
neighborhood.
Building materials to be used include wood, rock and glass, all
of which are typical in the neighborhood. The earth tone colors
used will blend in with the existing larger trees on the
property.
b) Site design (maximum 3 points) considering the
quality and character of the proposed landscaping
and open space areas, the extent of undergrounding
of utilities, and the provision of pedestrian
amenities (paths, benches, etc.) to enhance the
design of the development and to provide for the
safety and privacy of the users of the
development.
The project site will have significant landscaping and open space
areas on both of the sides facing Durant Avenue and South Aspen
Street (see first floor plan of the architectural drawings.)
Both sides have extensive landscaping of shrubs, bushes and the
large trees. The alleyway side shall also have some open space
with shrubs. These green areas provide an excellent buffer
between the street and the project itself. The total amount of
open space is 29% of the site, which not only meets, but exceeds,
code requirements. The landscaping of the open space areas
creates the visual characteristic of a small quaint lodge, while
significantly adding to the privacy of the users of the
development. Several benches will be provided alongside the
streets for pedestrians and guests. Quality of the project is
enhanced by placement of all utilities underground. An
additional pedestrian amenity will be provided by the regrading
and paving of the alley as previously mentioned. The excellent
site design also allows for underground parking for 22 vehicles
which substantially adds to the privacy and safety of guests and
pedestrians alike.
-10-
c) Energy Conservation (maximum 3 points) considering
the use of insulation, solar energy devices,
passive solar orientation and similar techniques
to maximize conservation of energy and use of
solar energy sources.
The project is designed to maximize thermal characteristics and
minimize fossil fuel demand. Several methods will be employed to
conserve energy.
The architectural design itself will promote energy savings by
means of minimizing exterior wall exposure via use of common
walls, and by vertical space organization. This means the
project has a minimal ratio of exterior surfaces per square foot
of occupied space. The units are also oriented with highest use
of interior spaces to the south, thus maximizing passive solar
heating potential. Substantial areas of the roof are flat, and
are designed to allow the units to retain the additional
insulation value of snowfall layers. Insulation methods will be
employed which will exceed the current thermal insulation
requirements by 10% or more.
Electric energy is currently designed as the project's primary
interior space heating. As a substantial portion of the
community's electric energy is hydrogenerated, this will provide
an additional reduction in fossil fuel demand.
Energy conservation is also realized through the use of efficient
fireplaces. Heat circulation fireplaces will be employed, using
exterior combustion air, double damper controls, glazed fire
opening, and heat return ducting. Automatic thermostats will be
used in the lodge rooms to control night time temperatures.
These architectural and construction techniques result in an
excellent project design that maximizes energy conservation.
d) Parking and circulation (maximum 3 points);
considering the quality and efficiency of the
internal circulation and parking system for the
project, including the proposed trash and vehicle
access and loading areas and the design features
to screen parking from public views.
The project has been designed to achieve an optimal circulation
and parking system while totally screening parking from the
public views. These goals are achieved by means of an
underground parking garage for 22 vehicles. Only nine surface
spaces are provided, and access to both surface and underground
-11-
parking is from the alley behind the project. This alley will be
paved, providing improved accessibility as previously stated.
Further screening of the surface parking area is provided by a
landscaped green area with bushes and a large tree toward the
entrance of the alley. This high quality, efficient system
maximizes the efficiency of internal circulation and parking for
the project.
The trash area is also easily accessible from the alley, next to
surface parking space #8. The loading area is also on the alley.
e) Visual impact (maximum 3 poins) considering the
scale and location of the proposed buildings to
maximize public views of surrounding scenic areas.
As was previously discussed, the Carriage House is an excellent
project of a suitable size in a most appropriate location. There
are no public viewplanes affected by the lodge. The visual
impact of the project itself is minimized by the landscaping,
green open space areas, and large trees on the site. The
relatively minimal area of the site for a lodge maximizes public
views of surrounding scenic areas in itself. The graduated flat
roof design also aids in maximizing vies and one column of units
is only two levels high, furthering any potential views.
(3) Amenities provided for guests (maximum 9 points). The
commission shall consider each application with respect to the
quality and spaciousness of its proposed services for guests as
compared to the overall size of the proposed lodging project.
The commission shall rate each development by assigning points
according to the following formula:
0 - Indicates a total lack of guest amenities.
1 - Indicates services which are judged to be deficient in terms
of quality or spaciousness.
2 - Indicates services which are judged to be adequate in terms
of quality and spaciousness.
3 - Indicates services which are judged to be exceptional in
terms of quality and spaciousness.
a.) Availability of on -site common meeting areas such as
lobbies and conference areas in relation to the overall
size of the proposed lodging project (maximum 3
points).
-12-
f
This small lodging facility is complimented by a lobby and
conference area which is exceptional in quality and in its size
in relation to the project as a whole. The lobby is a high
quality entrance to the lodge which provides for 730 sq.ft. of
area for the guests. This is a ratio of 7.9% (lobby space:rental
area) in relation to tourist accommodation space.
The meeting room provided on the basement level has 1680 sq.ft.,
or 18.18 ratio of conference space to accommodations area. This
is an exceptional amount of high quality conference area in any
lodge.
The total amount of lobby and conference areas provided is 2410
sq.ft. or 26% of the entire lodge's rental area.
b.) Availability of on -site dining facilities including any
restaurants, bars and banquet facilities in relation to
the overall size of the proposed lodging project
(maximum 3 points).
The Carriage House provides total on -site dining facilities,
including indoor and outdoor areas for the restaurant, a bar
adjacent to the lobby, and the conference room which doubles as a
banquet facility when otherwise not in use.
The indoor - outdoor dining area is about 410 sq.ft. The bar area
is another 165 sq.ft. combined, they represent 575 sq.ft., or
6.2% of the total rental area of the lodge. When the banquet
facility is added, 2255 sq.ft., or 24.3% of the accommodations
are in this category. Seldom, in such a small lodge, will there
ever be a conference and a banquet scheduled for the same day and
time.
c.) Availability of on -site accessory recreational
facilities, such as health clubs, pools and other
active areas in relation to the overall size of the
proposed lodging project (maximum 3 points).
This project also provides exceptional recreational facilities by
incorporation of a health club and pool area. Both are excellent
quality amenities that provide a combined 1753 sq.ft., or 18.98
of short term accommodations area to guest recreation. Indeed,
the quality of the proposed project is exceeded only by the
spaciousness of visitor amenities provided in relation to the
overall size of the lodge.
(4) Conformance to local public policy
points). The commission shall consider
degree of conformity with local planning
goals (maximum 20
each application and its
policies, as follows:
-13-
x
a.) Provision of employee housing (maximum 15 points). The
commission shall award points as follows:
0 to 508 of lodge employees housed on or off site - 1
point for each 108 housed.
51 to 1008 of lodge employees housed on or off site - 1
point for each 58 housed.
The Carriage House contains five on -site employee units. These
units account for a total of 1650 sq.ft., significantly exceeding
code requirements for employee space. Each unit will house two
lodge employees. The employee units will house a total of 1008
of the employees required for the lodge's operation. Given below
is a detailed list of all employees required to serve the
project:
3 desk clerks
3 maids
2 dining /bar service people
1 bellboy
1 maintenance person
10 employees necessary to operate the Carriage House.
of these employees, all of them will be housed on -site.
(5) Bonus points (maximum 5 points). The commission members
may, when any one shall determine that a project has
exceeded the substantive criteria set forth above and
achieved an outstanding overall design meriting recognition,
award additional bonus points not exceeding ten percent
(108) of the total points awarded under those sections.
This application should receive the maximum permissible bonus
points. The premium location, coupled with the total
availability of all public services in the area, warrants at
least one extra point. It is noted that a major inconsistency in
the scoring criteria exists: the most appropriate location for a
lodge in terms of highest level of services available in the area
will score the lowest amount of points (no improvements are
necessary and quality of service is complete) while the most
inappropriate location in terms of a poor level of service that
requires major upgrading necessary to serve a lodge will score
the highest amount of points. The Carriage House has an
excellent design, both architecturally and in terms of site
planning. The project is most compatible with the surrounding
neighborhood and allows for safety and privacy for users of the
development while providing excellent open space areas in
-14-
proportion to the size of the total site. Underground parking
insures efficient circulation and minimal impact. Efficient
energy conservation features include fireplaces, architectural
design, and insulation that exceeds current code requirements.
For these exceptional features, at least 1.5 bonus points should
be given in recognition of the outstanding quality of design.
This relatively small lodge provides a substantial amount of
guest amenities in proportion to its overall size. The on -site
dining facilities include indoor - outdoor areas as well as an
inside bar. An excellent lobby area combined with a very large
conference /banquet facility meets, and exceeds, every need for
common meeting areas in this type of lodge. These amenities,
plus the health club and pool, certainly warrant at least one
bonus point.
In addition to providing for the safety, privacy and full array
of amenities for the guests, the lodge also provides housing for
all of its employees. This minimizes any potential housing
impacts upon the community, and exceeds the maximum scoring
criteria. As such. 1.5 bonus points would be most appropriate,
for rarely would a small lodge do so much for both visitors and
employees.
-15-
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420 e HO NS SFOLT
ASPEN C ^;O ?..ID 0511
August 1 9, lc?a2
;lark Danielson
C/o 11BC luvestmer.ts
450 S. Calera Suite 202
Aspen, CO 81611
To Whom It May Concern:
I have looked over the new replacement project on lots i -O (5) on l.ot 77 of
Aspen town site. This project, I understand, will be 27 studio units of
approximately 375 -400 sq. ft. Also "5" employee units or comparable size
will be included in this project.
T_ find that this area is well covered by fire hydrants and see no reason
to add additional hydrants in the area. All four corners of approaches
are now covered by hydrants. I see no problem with this protect to repla__
the - present facilities.
- -Thank you,
Sincerely,
-.
Willard C. Clapper
F'i�re - Cti -ie :.
6�_
APPENDIX A
I
SMALL LODGE
CAR GENERATION ANALYSIS
4!i lit er 11
Hioh Priod
----'--- Use ----e
---
1531
Stur�aer
�iah Use Period ?/
1931
G.M.P. rental rooms 26 26
Average room occupancy 3/ x 95 x 80`S
Occupied rooms - 25 21
People per room x 2 x 2
People lodged 50 42 "
Average people arriving by car 4/ 44__ 95."
People arriving by car 22 40
Average people per car 5/ _e3 T - 3
Estimated cars 8 14
Footnotes and Assumptions —
1/ Winter high-use period is tro weeks Christmas and Feb. and Parch. -
- _ me .
21 Summer high -use period is average weekend.
3/ Room occupancies from UMITA Technical Memorandum =3, April, 1977.
4/ People arriving by -car estimate -from Aspen: In -In Survey- ,.C.R._6eeldner
& Aletta Stamp, Business Research Division, University of Colorado, 1980.
5/ Ibid.
ASPEN TITLE COMPANY, LTD. -
HEREBY CERTIFIES from a search of the books in this office that thEx owner of
Lots K, L, :I, N and 0,
Block 77,
CITY AND ' OWNSIT' -i OF ASPEN
Situated in the County of Pitkin, State of Colorado, appears to be vested in
the game of
HAWS B. CLYl°aP
by that Certain Warranty Deed recorded in Book 411 at Pale 317 an-' that the
above described property appears to be subject to the following:
1. Deed of Trust from Helen R. Scales and Richard E. Sabbatini, as tenants in
co -mon to the Public Trustee of Pitkin County, Colorado for the use of David H.
Hasty and Pauline T. Hasty to secure $215,000.00, dated >_=_y 17, 1974, recorded
May 30, 1974 in Book 287 at Page 756 and re- recorded to correct amount to
read $221,150.65, dated July 1, 1974, recorded July 1, 1974 in Boo=: 288 at
Page 829.
Said Deed of Trust is further secured by Assignment of Rents recorded
May 30, 1974 in Book 287 at Page 758. (Covers additional property also)
2. Deed of Trust from Ronald D. Austin, David F. Jones and Perry A. Harvey to
the Public Trustee of Pitkin County, Colorado for the use of Richard E.
Sabbatini and Helen R. Sabbatini a /k /a Helen R. Scales to secure $750,000.00,
dated June 1, 1981, recorded June 1, 1981 in Book 409 a: Page 239.
Modification Agreement recorded in conn ction" with said Deed of Trust
on July 9, 1981 in Book 411 at Page 23.
Assignment of said Deed of Trust to Bank of Sno::aass recorded ;arch 25, 1
in Book 424 at Page 78.
3. Deed of Trust from Hans B. Cantrup and June Allen `floss Cantrup to the Public
Trustee of Pitkin County, Colorado for the use of First `rational Bank of Denver
_. to secure $8,000,000.00, dated ?:arch 30, 1942, recorded `!arch 31, 1982 in
Book 424 at Page 359. (Covers additional property also).
- A. -Taxes to the-Year-1931 and thereafter_.
_ NOTE: Although-we believe the facts ,stated herein are true, it is understood
and agreed that the liability of Aspen Title Company, Ltd, will be limited to .
- =- -the amount - of - - the fee charged hereunder. - - This Certificate is not be contrued - - -_ --
as an abstract of title, nor an opinion of title, or a guaranty of title. -
Dated this 16th day of gust 1982 at 8:00 A.M.
ASPEN TITLE COXPANY, LTD. _.
Authorized Signature P'r'E 575,00
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Planning Staff (HC)
RE: Conditional Use Hearing - Museums in R -6 Zone
DATE: June 11, 1976
0
This is a public hearing to consider the conditional use of a musuem
in the R -6 zone on property owned by the Aspen Historical Society.
The request is to expand the existing Stallard House Historical Museum
by the construction of an additional building to house certain historical
artifacts to include the 1880's Fire Fighting Equipment, Dr. Twinings
Sleigh, an 1880's Tour Carriage, etc. A more detailed letter of
explanation from Mary Barbee, President of the Aspen Historical Society,
is enlcosed in your packet.
The Planning Office recommends approval of the request as presented.
v
v
NOTICE TO ADJACENT PROPERTY OWNERS WITHIN 300 FEET OF PROPERTY
Notice is hereby given that the Aspen Planning and Zoning
Commission shall hold a public hearing on Tuesday, June 15,
1976, at 5:00 p.m., City Council Chambers, City Hall, Aspen
Colorado, to consider the application by the Aspen historical
Society for a Conditional use of a Museum in the R -6 residen-
tial zone.
Proposal is on file in the office of the City /County Planner
and may be examined by any interested person during regular
business hours.
I
OFFICERS
W, JJ Llare.lunn. Prey
W.I.W. Moro III. V,ce Prn.
iM C.T. Conn. Sn.
W. R. W Henry, Jr., T•n.
TRUSTEES
Mn Flwlx Benaeie
W. Cn..re. Bra I
WR Samuel GWII
Mn. C.T.
Mn. Cnnm
Ev Co.u,r.n
W. .ann
W Peter De "I'll
. Eluln
Mn Do.ao� Haray
M pen. H. Henry. F.
Mn Jon. Nnlon
Mn Wnlon Ja11ee, Sr.
K. FrM lane
Mr Wnn,m l�na
Mn. Mun•O Lynn
W. Slwn Mace
K,. Amn J. Mary aluroa
Mr. E.W. Menem
Mr. .W. Mom III
T.I.
TJ. 'd,
W. S L
K. N.lVT 1. sum
HONORARY TRUSTEES
W. N " B.Yn
W.. D.P.C. Blown
Mre. W.F. C.II.Iwn
K. PMricia Ennart
W. Aueal DnOae
WA Vnit COUM
K. rhh.n JaNO. Sr.
W. Na'.W P.Im
K. Tn= PB. flYm
M W. N. Twinirq
n.
M L.n. Van Loon
MR Nr WdloughbV
•,iL
JJ,�1�
Or F • N r 7
�1 �•� i_1� � 1
� I
P
)��'ie if9� 1� a(
E. y.
June 2, 1976
Dear Museum neighbors,
The Aspen Historical Society has owned and maintained
the Aspen Historical Museum at 620 W Bleeker for the past
several years. The Museum houses the major portion of the
Society's collection. The exception to this are some very
important large pieces which include the 1880s Fire Fighting
Equipment, (Horsecarts, Bucket Wagon, Ladder Wagon, Leather
Buckets, Helmets etc.) Dr. Twinings Sleigh, an 1880s Town
Carriage and several other items of this nature. Our current
Museum building does not have the facilities to accomodate this
collection. We have been planning for the past several years
to build a Carriage House to house these important artifacts
of Aspen's history.
The Museum is a conditional use in the current R 6 zoning
It is necessary to have appropriate hearings and to notify all
property owners within 300 feet of the property in order to
build the Carriage House. The enclosed notice from the City
of Aspen is of that hearing.
The plans for the Carriage House provide for a structure
compatable to the Stallard House (current Museum building) with
matching roof line detail and appropriate design.
,
Aspen's historical heritage.
We hope that this letter will serve to explain the enclosed
notice and urge you to visit the Museum this summer and enjoy
'ncerely,
ko
Mary K Barbee
Presid nt
June 14, 1976
Aspen Planning And Zoning
Aspen, Colorado
Ladies & Gentleman:
Unfortunately I will be out of town on the 15th of June and will not be present
personally to express my objections to the location of the proposed Carriage
House which is the subject of a public hearing on siad date as the Historical
Museum is a conditional use in the R -6 Zone.
As the only other residence on the block occupied by said Museum, I would
prefer that no building be erected at all and that the present displays in the
garage be placed in the main house and the Fire Fighting Equipment etc, be
located in the vacated space... and the open yard remain as a park where the
children and /or adults can continue to enjoy as open space (which is a valuable
and rare item in Aspen).
However, if the Carriage House must be built, I respectfully request that it
be located 5 feet west and 6 feet south of it's presently proposed location. I
would rather it be 10 feet south but, the above ground utility lines would be
directly over the roof and violate the building codes by not having 8feet between
them. I have spoken with Mrs Barbee and she has indicated that the Aspen
Histerical Society would not move the building south at all because she felt
it might create a hazard. I have since checked with the building department
and learned that the only requirement is that therebe 8 feet between the roof
and the lines and that the lines could run along side the building on the south end.
If the building is moved 6 feet south the roof will not be under the power lines
thus, would be within the safety codes of Aspen. I am asking only that the building
be moved as far south as possible without violating the safety codes.
Since, I am not able to present my feelings in person, I hope this letter will
serve as a formal request that the proposed Carriage House not be allowed
unless every effort is made by the Aspen Historical Society to give it's only
close landowner every neighborly consideration possible.
Sincerely, O
George A. Vicenzi
GAV:kt